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HomeMy WebLinkAboutLUA02-047 Board of Public Works September 29,2004 Page 2 • OFF-SITE DEFERRAL, KWAN SHORT PLAT, LUA 03-019, 800 SW 4th Place — The applicant is requesting a twelve (12) month deferral for installation of the final lift of asphalt in the private driveway at the referenced property. Action: Following a brief discussion, it was Moved by Gray, Seconded by Eldridge, to approve the deferral until September 29, 2005 per staff recommendations, subject to the following conditions:1. Temporary drainage and erosion control be maintained until paving is completed. 2. A security device acceptable to the Board be in place to cover the deferred items at 150% of the costs of the deferred improvements, which is $4,800.00. MOTION CARRIED. • OFF-SITE DEFERRAL, ELLE RAIN SHORT PLAT, LUA 02-047, 3316 NE 17th Place—The applicant is requesting a twelve(12)month deferral for the installation of streetlights, street poles and fixtures and the final lift of asphalt. Action: It was Moved by Meckling,Seconded by Gray to approve the deferral until September 29, 2005 per staff recommendations, subject to the following conditions: 1. Appropriate drainage measures be installed to handle interim flows at catch basins. 2. A security device acceptable to the Board be in place to cover the deferred items at 150% of the costs of the deferred improvements, which is $20,667.00. 3. No occupancy for the houses be granted until streetlights are installed and operational. MOTION CARRIED. 4. ADJOURNMENT: Acting Chairman Christensen adjourned the meeting at 8:45 a.m. I I r}I I /e4.0,/...1,.., -� _ w e m a a 1110 l i9-02.0 7 PP TL 35 z 40 Ii1 I I I inch 40 ft. W I t /� 'j, TO27 rcwr Q o �(i 36�! — E OW I iA174'J2'i — — — w 1 IT.Of tat? • \\ 1$0 74'J?Y n t 1 5 lb r x$ 02 Q IN o, �1 4 Ige7a7:4R--1 ITL35 PARCEL. Q L $ +'--- - ter` ar fo00 Met MO MOW, ma a ii1A. 4 1 — — - as.... 1 .` \uer s.bi. ....c la"'n r u Pa u r I.O.�,�! r • r-3-4L4ol2.F / to•awe.t eg r • �v K unurruaivvr(R wain I MO 8 i g ' .^ •�w tm(trc ro"a�r`r'). W/t•M MO t I aarn M4 - 51 7S' g ato.... i' . � axa wa " - — — • 11, ru.� �j �I I tU'0 40'E > `-I.•, ' _ — _ r g I, s g al^'' 1 it —,, $� *a L '1 g -- g "°"m" ",,'."�,°` r- — r (- ° .WrW 0\(W V". s LOT 1 I in. I ar/a: OT 3 L01 4 :us LOT 54 ' I HONEY CREEK PARK r tC 1 r.•.' ., gas J — `. a+A`; � I 1 - HONEY 4 -EEK f �-RR .. MO ALTAR Mara 1 - W/CAP ov iir /7 Lit A VIP)Pre . - I fr - 19H ' - 1 �,.�in-O 9qqqo/ g's ®, CITY OF RENTON Planning/Building/PublicWorks Deparh tt Kathy Keolker-Wheeler, Mayor Gregg Zimmerman RE.,Administrator . i CITY CLERK .December 6,2004 CITY OF RENTON DEC 0 7 2004 RECEIVED CITY CLERKS OrfICE TO WHOM IT MAY-CONCERN Subject: Addressing of Several NewPlats and Short Hats in Renton • Please see attached new•plats got have just n addr e�Pleaseadd t ad. ' your City directories and ma ; Amber Lane Short Hat Cedar Ave'Plat City View Div 2 Short Plat -;I ave; airy Short hat Elle Rain Plat—Revised n}ma flat. j° • Fotheringill Short Plat a ttage•-Glen`Plat ; _ Honey Brook 5 Short Plat Short•Flat James Meadow Short Plat Jim ues 36th Street Short Plat •,,. • Kumar Short Plat MaureetHighlands Div 2 Plat r • Stoneridge II short Plat Sunset-Crest Short'l lat• . : Sincerely, Jan Conklin • . Development Services Representative. Development Services Division • Telephone:425-430-7276 • • #1platadd • 1055 South G Way-Renton,Washington 98055 R E 1 V 1 O N AHEAD OF THE CURVE 0 This papa contains 50%recycled material.30%post consumer s;, © CITY )F RENTON Planning/Building/PublicWorks Department Kathy Keolker-Wheeler, Mayor Gregg Zimmerman P.E.,Administrator September 29,2004 ova�P OF BENIGN SEQ 0 2284 Attn: Keith Menges E� 1750 Monroe Ave NE RECE�� Renton, WA 98056 SUBJECT: OFF-SITE DEFERRAL ELLE RAIN SHORT PLAT,LUA 02-047 3316 NE 17TH PLACE RENTON,WA Dear Mr.Menges: The Board of Public Works met on September 29,2004 to review your application for a twelve month deferral of streetlights,street poles, fixtures and the final lift of asphalt. A decision was made to grant the deferral for a year or until September 29,2005,subject to the following conditions: 1. Appropriate drainage measures be installed to handle interim flows at catch basins. 2. Security device acceptable to the Board be in place to cover the deferred items at 150%of the costs of the deferred improvements, which is$20,667.00. 3. No occupancy for the houses be granted until streetlights are installed and operational. Please find the enclosed security device,complete and return to the City in the provided envelope. As per Ordinance 4521, Section 4-34-14,you have fifteen(15)days from today's date to appeal the Board's decision. Appeals are to be filed in writing, with the City Clerk and require a filing fee of$75.00. You may call Juliana Fries, Board Coordinator,at(425)430-7278 if you have any questions or need additional information. Sincerely, Crystal McMeans Recording Secretary cc: Neil Watts,Chairman Juliana Fries,Coordinator Gregg Zimmerman,PB/PW Administrator Boardmembers Mike Dotson,Plan Review Norma Kuhn,Finance LUA 02-047 File 1055 South Grady Way-Renton,Washington 98055 RENTON. ®This paper contains 50%recycled material,30%post consumer AHEAD OF THE CURVE CIT OF RENTON ;,LL 4'. City Clerk Jesse Tanner,Mayor Bonnie I.Walton September 9, 2003 Patricia L. Wilson 1075 Bellevue Way NE,#1500 Bellevue, WA 98004 Re: Elle Rain Preliminary Plat; LUA-02-047, PP, ECF, V-H Dear Ms. Wilson: • At the regular Council meeting of September 8, 2003, the Renton City Council adopted the recommendation of the hearing examiner to approve the referenced preliminary plat, subject to conditions to be met at later stages of the platting process. Pursuant to RCW, a final plat meeting all requirements of State law and Renton Municipal Code shall be submitted to the City for approval within five years of the date of preliminary plat approval. If I can provide additional information or assistance, please feel free to call. Sincerely, J. LUa,1 ) Bonnie I. Walton City Clerk/Cable Manager cc: Mayor Jesse Tanner Council President Kathy Keolker-Wheeler Kayren Kittrick,Development Services Division Fred Kaufman,Hearing Examiner Tom Touma,6632 S. 191'Place,Ste.E102,Kent,WA 98032 1055 South Grady Way-Renton,Washington 98055-(425)430-6510/FAX(425)430-6516 R E N T O 1 \ AHEAD OF THE CURVE. This paper contains 50%recycled material,30%post consumer September 8,2003 Renton City Council Minutes Page 309 Fire: Emergency Management Fire Department recommended approval to accept a$6,050 grant from King &Operations Plan Terrorism County(acting as pass through agency for the Federal Emergency Management Component,King County Agency)for expenses directly related to adding a terrorism/weapons of mass Grant destruction component to the City's Emergency Management and Operations Plan. Council concur. Plat: Elle Rain,NE 17th PI, Hearing Examiner recommended approval,with conditions,of the Elle Rain PP-02-047 Preliminary Plat;ten single-family lots on 1.78 acres located at 3316 and 3420 NE 17th Pl.(PP-02-047). Council concur. Human Resources: Labor Human Resources and Risk Management Department requested approval of the Contract,Police Officers Guild Renton Police Officers'Guild Commissioned Unit labor agreement for 2003- 2005. Council concur. Airport: Runway/Taxiway Transportation Systems Division recommended approval of a grant application Lighting Signage&Paving with the Federal Aviation Administration for an estimated $402,097 grant for Project,FAA Grant(Schedule the Airport 2003 Taxiway Paving,Lighting,and Signage Project. The City's C&D) cost share is$44,677. Approval is also recommended to allow the contractor, Gary Merlino Construction Company,Inc.,to proceed with Schedule C and D for the subject project(CAG-03-037). Council concur. (See page 313 for resolution.) Transportation: NE 3rd/4th Transportation Systems Division recommended approval of a Transportation Street Corridor Study(CAG- Capital Improvement Fund(317)budget adjustment to transfer$19,800 from 01-191),Fund Transfer the 2003 Project Development and Pre-Design Program to fund a supplement to an existing contract(CAG-01-191)for the NE 3rd and 4th Street Corridor Study. Refer to Transportation Committee. Transportation:Lake WA Blvd Transportation Systems Division recommended approval to reallocate$120,000 Slip Plane Project,Fund from the Transit Priority Signal System Program to the Lake Washington Blvd. Transfer Slip Plane Project and add the project to the list of projects requiring expenditure in 2003. Refer to Transportation Committee. Solid Waste: 2003 Local Utility Systems Division recommended approval of the "King County- Hazardous Waste Management Suburban City Contract-Local Hazardous Waste-2003" contract accepting Program $20,958.12 for Renton's 2003 Local Hazardous Waste Management Program. Council concur. (See page 313 for resolution.) MOVED BY KEOLKER-WHEFI RR, SECONDED BY CLAWSON, COUNCIL APPROVE THE CONSENT AGENDA AS AMENDED TO REMOVE ITEM 10.m.FOR SEPARATE CONSIDERATION. CARRIED. Separate Consideration Planning/Building/Public Works Department requested authorization to initiate Item 10.m. the surplus property process and order an appraisal for City-owned property Public Works: Surplus of City- located at 901 Harrington Ave. NE(Fire Station#12),and a set a public hearing Owned Property,901 for 11/3/2003,to take testimony on the proposal to declare the property as Harrington Ave NE surplus. Councilman Clawson questioned whether selling the property at this time is within the best interest of the City due to the down real estate market. MOVED BY CLAWSON,SECONDED BY CORMAN,COUNCIL REFER THIS ITEM TO THE FINANCE COMMTIThE. CARRIED. Community Services: Off- Council President Keolker-Wheeler stated that the issue regarding the off-leash Leash Dog Park(Grandview dog park remains in Committee of the Whole. She explained that action taken Park)Interlocal Agreement for consent agenda item 10.e. was approval of an interlocal agreement with King County and various cities for the Grandview Park off-leash dog area in the CITY OF RENTON COUNCIL AGENDA BILL Al #: /O,K SUBMITTING DATA: FOR AGENDA OF: September 8, 2003 Dept/Div/Board.. HEARING EXAMINER Staff Contact... Fred J. Kaufman, ext. 6515 AGENDA STATUS: Consent XX SUBJECT: Public Hearing Elle Rain Preliminary Plat Correspondence File No. LUA-02-047, PP,ECF Ordinance Resolution Old Business EXHIBITS: New Business Study Session Hearing Examiner's Report and Recommendation Other RECOMMENDED ACTION: APPROVALS: Legal Dept Council Concur Finance Dept Other FISCAL IMPACT: N/A Expenditure Required... Transfer/Amendment.. Amount Budgeted Revenue Generated... SUMMARY OF ACTION: The Hearing Examiner's Report and Recommendation on the Elle Rain Preliminary Plat was published on January 13, 2003. On January 27, 2003 a request for variance was filed. The Examiner's Report and Recommendation on the Elle Rain Preliminary Plat Appeal was published on April 29, 2003. There were no requests for reconsideration and the appeal period ended on May 13, 2003. The Examiner denied the variance and recommends approval of the proposed Elle Rain Preliminary Plat, subject to the conditions outlined on pag. 11 and 12 of the Examiner's Report and Recommendation. STAFF RECOMMENDATION: Staff recommends approval of the Elle Rain Preliminary Plat project. April 21,2003 OFFICE OF THE HEARING EXAMINER CITY OF RENTON REPORT AND RECOMMENDATION APPLICANT: Patricia L.Wilson 1075 Bellevue Way NE#1500 Bellevue,WA 98004 Elle Rain Preliminary Plat File No: LUA-02-047,PP,ECF,V-H LOCATION: 3316 and 3420 NE 17th Place SUMMARY OF REQUEST: Environmental(SEPA)Review,Lot Width Variance and Preliminary Plat approval for the 11-lot subdivision of a 1.78-acre site. SUMMARY OF ACTION: Development Services Recommendation: Approve with conditions DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on March 4,2003. PUBLIC HEARING: After reviewing the Development Services Report, examining available information on file with the application, field checking the property and surrounding area;the Examiner conducted a public hearing on the subject as follows: MINUTES The following minutes are a summary of the April 8,2003 hearing. The legal record is recorded on tape. The hearing opened on Tuesday,April 8,2003,at 9:02 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No. 1: Yellow file containing the original Exhibit No.2: Preliminary Plat Control Plan application,proof of posting,proof of publication and other documentation pertinent to this request. Exhibit No.3: Topography,Utilities and Grading Exhibit No.4: Tree Inventory Plan Plan Exhibit No.5: Slope Analysis Exhibit No.6: Street Profiles Exhibit No.7: Zoning Map Elle Rain Preliminary Plat File No.: LIJA-02-047,PP,ECF,V-H April 8,2003 Page 2 The hearing opened with a presentation of the staff report by Susan Fiala, Senior Planner,Development Services,City of Renton, 1055 S Grady Way,Renton,Washington 98055. The project is located north of NE Sunset Boulevard,which is a principal arterial, it will be accessed through Newport Avenue NE then to NE 17th Place and Monroe Avenue NE until we get to a new public road which will be Monroe Court NE,which is part of the plat. (3316 and 3420 NE 17th Place). The subdivision is two parcels,there is one existing lot as part of Honey Creek Park, it is Lot 2, and then a larger parcel in which there would be 10 lots,with one existing house. The requested variance is from RMC 4-2-11 OA(R-8 development standards)for the required minimum lot width of 60 feet for a corner lot. The request is for a reduced lot width of 52 feet for a new Lot 11 where the existing house(3316 NE 17th Place)is located and is proposed to be rotated by 90 degrees to remain within the plat. There are four criteria which we are looking at that the applicant suffers undue hardship and the variance is necessary because of special circumstances. The justification met is that the majority of the proposed Elle Rain Preliminary Plat,Lots 1-9 would be landlocked with no existing public access to the local public street system, therefore, in order to provide access to this landlocked parcel,the applicant purchased Lot 2(3316 NE 17th Pl.) in order to provide public access to this parcel. Lot 2 is 94 feet wide and 80 feet deep. In order to provide for the 42-foot wide right-of-way,you have remaining only 52 feet. There is an existing house on this lot and the applicant wishes to retain that house in the plat by rotating it 90 degrees and locating it on new Lot 11. The Examiner indicated he did not understand the hardship. The house can be removed, leaving reasonable use of the rest of the property. There must be a physical limitation that deprives them of development rights. The lot was purchased obviously to gain access so the plat is not landlocked. The house on proposed Lot 11 could be moved to Lot 9 or one of the other lots on the property, it is already going to be moved or rotated. Susan Fiala stated that Staff believes whether the existing house would remain in the plat or not,the lot width is only 52 feet and the applicant has tried to maintain all the required setbacks of the lot so that it can become... The Examiner indicated that this lot does meet all the criteria, but what is the hardship if the house does come down,they would have a 10-lot plat. It is not really a hardship to have a 10-lot plat as opposed to an 11-lot plat. There is enough land to build a 42-foot wide street,just not enough width to build a legal lot. Susan Fiala: With that in mind,yes, it could become a 10-lot subdivision,but rather than keeping a large 5,000 square foot parcel of area as green space where it could be un-maintained. The entrance to the subdivision, which has steep slopes, and the applicant by purchasing this lot,does make the plat un-landlocked. By increasing the road to 50 feet, a narrow piece of unused land would remain. The Examiner stated that variances need to be justified and the density doesn't necessarily do it. There needs to be a specific hardship, the fact that it would deny the applicant reasonable use of the property, 10 lots as opposed to 11 is not an unreasonable limitation on the property. Susan Fiala: The second criteria,that the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated. The applicant proposes to add land area to the north side of the Lot 11 to make the lot larger than the minimum lot size required by the development standards of the R-8 zone. All the required setbacks appear to be in compliance with the development standards. Staff also indicates that by providing no less than a 42-foot right-of-way,Monroe Court NE would be able to provide efficient and safer driving conditions as the street grade would be slightly less than 15%. The front yard would have a setback of 20 feet and the side yard on Monroe Court NE would be 15 feet. The third criteria,that approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated. The applicant Elle Rain Preliminary Plat File No.: LUA-02-047,PP,ECF,V-H April 8,2003 Page 3 justifies this by stating that other plats in the vicinity have been used for single-family residence use. The applicant proposes to add additional square footage on the north side of the lot in order to meet minimum lot size and depth requirement. He is simply requesting a variance for the City to allow the applicant to construct a single-family residence on new Lot 11 or maintain the existing house as consistent with other lots in the vicinity. The Examiner asked if this creates a precedence, can anybody then come in and want a narrower lot. Again, you need a hardship that justifies providing a narrower lot. There must be a physical need for the variance. Susan Fiala: The fourth criteria,that the approval,as determined by the Hearing Examiner, is the minimum variance that will accomplish the desired purpose. The applicant justifies this by making new Lot 11 large enough to accommodate a house consistent in size with the proposed homes in Elle Rain and existing homes in Honey Creek Park Plat. The Environmental Review Committee issued a Determination of Non-Significance—Mitigated for the Elle Rain Preliminary Plat. The DNS-M included nine mitigation measures. The 14-day appeal period commenced on March 10 and ended on March 24,2003,no appeals of the threshold determination were filed. A mitigation measure was also placed on the project that the applicant shall be required to design the project according to the 1998 King County Surface Water Design Manual Level 2 Flow Control. The Examiner asked if a fee was paid on the new Lot 10 proposed zone. Ms.Fiala responded that she did not believe that that particular fee had been paid. The project is designated residential single family on the Comprehensive Plan Land Use Map,which protects and enhances single-family neighborhoods and basically the subdivision is consistent with the land use policies specifically related to density, lot size, and street access. With respect to the underlying zoning designation,the density after deduction of the rights-of-way is 7.6 dwelling units per acre. The Examiner asked to have 10 lots for the plat calculated. MS.Fiala asked if that was by way of deducting Lot 11. The Examiner responded that that was correct. The proposal meets all front,rear and side yard setback requirements All lots meet width,depth and area requirements. In looking at the building standards of the R-8 zone each lot is permitted to have one single family residential structure,they would also be able to build accessory structures at the maximum number of two per lot at 720 square feet, or one per lot at 1,000 square feet. As noted on the Preliminary Plat Plans there are no outbuildings and so no demolition permits are required. The project complies with the Subdivision Regulations. They also comply with the Arrangement Access Requirements of the Subdivision Regulations as well. In looking at the size,shape,and orientation of the lots to meet minimum lot width and area,all lots meet these requirements except new Lot 11,which is the subject of the variance today. The plat plan includes setback lines for each of the lots showing the building envelopes. When considering the setbacks,all lots do comply in having sufficient area for building single-family homes. Regarding property corners at intersections,all lot corners at intersections of dedicated public rights-of-way, except alleys,would be required to have 15 feet. Lot 11 located at the intersection of public rights-of-way,the plat plan does show a radius of approximately 25 feet,however the new Monroe Court NE,where it connects Elle Rain Preliminary Plat File No.: LUA-02-047,PP,ECF,V-H April 8, 2003 Page 4 with NE 17th Place at the southwest corner as it abuts existing Lot 1 of Honey Creek Park,does not show a radius on the plat plan. The utilities plan does show a radius but it is not dimensioned,this will be required to meet at least the minimum 15-foot radius per code. The Examiner asked if the 15-foot radius can be met. Ms.Fiala noted that the applicant's consultant is present and can better speak to the question. In looking at the project in its compliance with access and street improvement requirements,access to the site as mentioned earlier is proposed via a new public right-of-way,Monroe Court NE. There are two separate 20-foot private access easements which will serve Lot 4 and Lot 10. There is a drainage easement that serves Tract A as well. The Examiner asked if there was a reference to sharing the easement to Lots 3 and 4. Ms.Fiala stated that with Lot 3 and Lot 4, it is suggested as a condition of the plat,that both lots utilize the access easement to reduce the number of curbs cut along Monroe Court NE, as well for Tract A and Lot 7,we recommend as a condition of the plat that the drainage easement also be used as an access easement for Lot 7 to once again reduce the number of curb cuts. Originally,there was an issue with the length of the road as it is measured from NE Sunset Blvd., and this issue has been taken care of. The length of the road is 1,000 feet to the subject plat and based on that a secondary means of emergency access was required to the plat. The applicant's attorney and the City Attorney have worked out an agreement with the Renton Housing Authority. Staff also recommends the establishment of a homeowners association or maintenance agreement. The topography of the subject site is hilly,there are grades ranging from 12 to 39% sloping from the west to the east. This classifies the subdivision as a hillside subdivision. A Slope Analysis Map has been prepared and the slopes on all sites are in agreement with the City's slope atlas. The site is heavily forested with trees, shrubs and blackberry bushes. All vegetation will be removed with the exception of 15 trees. Police,Fire,Parks and the Renton School District all indicated that provided that the applicant pay the required mitigation fees they could provide services to the proposed development. A Level 1 drainage report was submitted and was not approved. Staff has had ongoing conversations with the engineer, updated calculations for storm water have been submitted and it appears to meet the Level 2 drainage qualification. An 8 inch water main and sanitary sewer,to serve the subdivision,will be required and all fees will be payable at the time a construction permit is issued. In conclusion, staff recommends approval of the project subject to the following conditions: 1. A homeowner's association or maintenance agreement shall be created concurrently with the recording of the final plat in order to establish maintenance responsibilities for all shared improvements. A draft of the document(s),if necessary,shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to recording of the final plat. 2. New Lot 3 shall be required to utilize the 20 foot access/utility easement located on said lot for vehicular access to and from Monroe Court NE. This condition shall be noted on the face of the fmal plat. Elle Rain Preliminary Plat File No.: LUA-02-047,PP,ECF,V-H April 8, 2003 Page 5 3. The drainage easement located on Lot 7 shall be required to provide vehicular access to Lot 7 and Tract A. This condition shall be noted on the face of the final plat. 4. The applicant shall be required to install a split-rail fence or other approved barrier along the entire edge of the landscape easement(Recording#9108269012)located on Tract A and Lot 7 to denote the designated area prior to recording of the final plat. Tom Touma,Touma Engineers, 6632 South 1915`Place, Ste.E-102,Kent,WA 98032 stated that they have been working with the staff to bring the subject plat to this point as to the development of Elle Rain. The conditions as set by the Environment Committee are satisfactory to us. In reference to the storm drainage,we have complied with the Level 2 drainage qualification by increasing the size of the tank. The issue on the curb return would be the Lot 1 of the Honey Creek Park, it is true that it is less than 15%that would be required by the City,but the consideration that was given to us,and we probably should have discussed it further with the staff, is that the possibility of any traffic going west for the full curb turn for that area is not really going to be used at all. The Examiner noted that emergency vehicles might come from that side,which is the whole point of the access easement,assuming fire trucks need all the turning radius they might be able to get. Mr.Touma agreed with the Examiner,the truck when it comes in will be on the south side of the right-of-way and would have adequate turning room to get in,but coming out would be the situation that was mentioned. An option would be to go down Monroe. The applicant does not own the property to the west,it is difficult to say that you can get an easement. We have not approached that option with the owners. The Examiner stated that the north corridor could be shifted to the east slightly to meet the radius of return and then the variance of Lot 11 would no longer be an issue. It is a code requirement and not something that we can just lightly suggest. Tom Touma: Thank you,just one more comment about the house. I think there were questions about the hardship and the intent of that house is not the whole house is going to be turned 90 degrees. Part of the house will be maintained as is,half of it would be taken out and the existing foundation would be utilized. Jeff Rieiker asked to make some comments and was sworn in by the Hearing Examiner. Jeff Rieker, 3316 NE 17a'Place,Renton,WA 98056 stated that he lives in the house in question(Lot 11). The undue hardship is that the house won't fit on any of the other lots because of the topography and it's not a throw away house. Throwing away$150,000 seems to be quite an undue hardship. The Examiner stated that economic hardship is not part of the variance criteria. It must be a physical constraint or limitation. Mr.Rieker stated that he would not have a house. The Examiner further stated that as that may be true,you obviously purchased or someone purchased the property with this in mind,knowing that the house was at least going to have to be rebuilt,reconstructed. That full access was going to need to be provided to the interior parcels. I will consider the issues,but I am having some problems, and now we have the curb return issue on the west side of the street. Monroe Court could be shifted to the east and more centered on the cul-de-sac bowl. Jeff Rieker stated there might be a street alignment issue,to keep the streets aligned so when emergency vehicles are coming in they don't have to make a jog. If you shift the road over,then there will be a jog. Kayren Kittrick,Development Services, 1055 South Grady Way,Renton, WA 98055 stated that in regard to the 15 foot radius,we went into this problem before, generally it can be either that the road has to be shifted over to accommodate the Fire Department's minimum radius,but most of this is usually done under design. The problem we have is with the lot being under a request for variance. There is also the possibility that the property owners of the other lots can approach the owner of Lot 1 for an easement. Fifteen feet is our minimum standard, you cannot get around that. The drainage calculations that were provided do meet the Level 2 King County Elle Rain Preliminary Plat File No.: LUA-02-047,PP,ECF,V-H April 8, 2003 Page 6 Surface Water Design Manual we will be perusing them when we have the final technical information report that is submitted with the construction plans,which will reflect anything that is required by this hearing. The Examiner inquired about how close the existing lot on Lot 1 is,obviously whoever bought Lot 1 was expecting to be located next to Lot 2,not a road that serves houses with a hundred plus vehicle trips per day? Kayren Kittrick stated that she did not know. The Examiner asked if Lot 1 of Honey Creek maintains a 20-foot setback for a street. Susan Fiala: responded that based on the side yard for Lot 1 of Honey Creek Park, it appears that by measuring the submitted drawing it is about 14-15 feet from the eastern property line. If you would take away any of that land area it would make that lot nonconforming for a side yard along a street. The Examiner stated that the record would be held open so that the precise distance from the proposed road to the side yard on the Honey Creek Lot 1 could be determined. Again,that may be another reason the road should be shifted. We would be creating a nonconforming situation by creating this road next to the existing lot in Honey Creek as proposed in the Lot 1 of this new project. I would like a surveyed result,or someone from Public Works to measure it to make sure this is appropriate. The Examiner called for further testimony regarding this project. Susan Fiala: I have recalculated the revised density. If you take away Lot 11 that would make the site 7.5 dwelling units per acre. There is another application in by the applicant for Lot 10,as there is an existing house on Lot 10,the applicant is moving forward with a lot line adjustment and I believe this lot line adjustment may have some bearing on the site as well. It may be related to the house that exists on Lot 2 or they may be looking at selling the existing house on Lot 10 and with that you take away any additional land area since Lot 10 is 8,959 square feet,that would make the density of the overall subdivision about the 8 dwelling units per acre. The application for lot line adjustment is a current application, it has not been approved yet. The Examiner requested the background of the property,which way would Lot 10 be lot adjusted. This map in the staff report shows a proposed home on Lot 10,which is on a slight angle more or less following the north setback line. Ms.Fiala: That is correct,the lot line adjustment would take the northern boundary lot line of existing Lot 2,readjust it into the location of Lot 10. No creation of another lot,just removing the lot line and making it for Lot 10. The Examiner questioned the reason for that. Ms.Fiala stated that for this existing house on Lot 2,when they move it to do the improvements,they do not want to have it on two different lots. Mr.Rieker: Even if the lot line is adjusted it won't change the plat application. Both lots will still be part of the plat so it won't increase or decrease the density. The reason is the house on proposed Lot 11 to comply with all the standards until the Plat is recorded,the house being moved won't comply with all the setback standards and all the other issues.Lot 10 would not be removed from the larger preliminary plat. The Examiner called for further testimony regarding this project. Kayren Kittrick: The Mitigation Fees for Lot 10 were paid at the time the house was constructed. The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing will be held open for the information on the Honey Creek Lot 1 setback,and other than that,this will be a recommendation other than the variance to the City Council,they would take future action at a future City Council meeting. The meeting concluded at 9:57 a.m. Elle Rain Preliminary Plat File No.: LUA-02-047,PP,ECF,V-H April 8,2003 Page 7 FINDINGS,CONCLUSIONS&RECOMMENDATION Having reviewed the record in this matter,the Examiner now makes and enters the following: Findings: 1. The applicant,Patricia L. Wilson,filed a request for approval of an 11-lot preliminary plat together with a variance to allow a corner lot to have less than the required 60-foot width. 2. The yellow file containing the staff report,the State Environmental Policy Act(SEPA)documentation and other pertinent materials was entered into the record as Exhibit#1. 3. The Environmental Review Committee(ERC)issued a Determination of Non-Significance- Mitigated (DNS-M). 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The applicant originally filed an administrative appeal in order to establish an emergency access route through the Renton Senior Housing Authority complex that is located west of the subject site. Since the appeal was filed,the Housing Authority has granted an easement that provides secondary access to not only the subject site but also the general neighborhood. 6. The subject site is located at 3316 and 3420 NE 17th Place. The site is directly north of and straddles Monroe Avenue NE if it were extended. Monroe Avenue will be extended into the site if the plat is approved. The extended street would be Monroe Court. 7. The subject site was annexed to the City with the adoption of Ordinances 1627 and 4337 enacted in August 1957 and December 1991,respectively. 8. The site is zoned R-8(Residential- 8 dwelling units per acre). 9. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of single-family homes,but does not mandate such development without consideration of other policies of the Plan. 10. The subject site is an irregularly shaped parcel. The main part of the site is approximately 296 feet wide (east to west)by approximately 212 feet deep. On the southeast corner there is an easterly trapezoidal extension of land that is approximately 100 feet. A new home was recently constructed in this area on what would be Proposed Lot 10. In addition,a lot,Lot 2,from what was Honey Creek Addition extends the parcel to the south by 80 feet. That parcel is 94 feet east to west. 11. The subject site is approximately 77,537 square feet or 1.78 acres. 12. The Lot 2 of Honey Creek was developed with a single-family home as part of that prior development and has access to NE 17th Place. Prior to the acquisition of the Honey Creek Lot 2,the majority of the subject site was landlocked with no road access or frontage. Lot 2 was acquired by the project proponent to provide access to the interior portions of the subject site. • Elle Rain Preliminary Plat File No.: LUA-02-047,PP,ECF,V-H April 8,2003 Page 8 13. The proposed access road that extends from NE 17th Place would run through the original Honey Creek Lot 2 and end in a cul-de-sac turnaround. The development of the road would require the redevelopment of the existing home on the lot since the home is now located across the proposed right- of-way. The applicant proposes moving and rebuilding a part of the home to accommodate the new north-south extension of Monroe. The lot would be designated Lot 11 in the proposed subdivision. 14. The new roadway would be 42 feet in width. It would be carved from the western portion of the 94-foot wide lot. The development of the road would leave a lot approximately 52 feet wide. Corner lots are required to be 60 feet wide. The applicant has requested a variance to allow proposed Lot 11 to be less than the 60 foot width required by code for corner lots(RMC 4-2-110A). 15. At the hearing, information was introduced that the new north-south roadway would not be providing the required 15-foot radius curb return on its western intersection with NE 17th Place. Such a radius accommodates turning movements of vehicles,particularly larger vehicles. The land for such a turn could either be accommodated from a third party property west of the intersection or from shifting the roadway to the east slightly. Or, staff could potentially eliminate the requirement through variance or roadway modification. 16. The subject site has steep slopes located generally in the north half of the site. The slopes in that area vary from 25%to 39%. Those slopes are defined as sensitive on the City's mapping system. The average slope of the site is 20%,which makes development of the site subject to the Hillside Subdivision Standards(4-7-220). Those standards require public review, submission of a geotechnical report, larger lots and erosion control measures. Staff noted that these requirements have been imposed and met by the applicant. While code is rather non-specific about larger lot sizes(RCW 4-7-220-4: "Lots: Lots may be required to be larger than minimum lot sizes required by the Zoning Code. Generally, lots in steeper areas of the subdivision should be larger than those in less steep areas of the subdivision."),three of the lots in the steeper areas are only 19,43 and 51 square feet larger than the minimum required by code. 17. The applicant proposes developing 11 lots for detached single-family homes. Nine new homes would be developed on Proposed Lots 1 to 9. An existing new home on Proposed Lot 10 would remain and as indicated,the applicant plans extensive renovation of the relatively new home on Proposed Lot 11 to accommodate the new access roadway,Monroe Court,as it enters the plat, if a variance is approved for less than required lot width. 18. Lots would range in size from approximately 4,519 square feet to 8,959 square feet. 19. Staff has calculated that approximately 14,912 square feet would be used for roads. This acreage reduces the amount of property to determine density. The plat would have a density of approximately 7.67 units per acre. If the variance were denied and the plat developed with only 10 lots the density would be 7.58 units per acre which would still meet code requirements. 20. The main access to the subject site will be the new cul-de-sac extension of Monroe Avenue north into the site on a 42-foot wide roadway. A modification was granted to allow the 42-foot wide roadway. A private roadway would provide access to Proposed Lot 4 over an easement across Proposed Lot 3. Access to the storm drainage tract in the northeast corner of the site would be across Proposed Lot 7. Proposed Lot 10 retains access via an existing easement off the subject site. As indicated above, a secondary emergency access to the subject site would be provided by a westerly extension of NE 17th Place to an easement across the Renton Senior Housing complex. Secondary access is required since Elle Rain Preliminary Plat File No.: LUA-02-047,PP,ECF,V-H April 8,2003 Page 9 the length of the computed dead-end roadway serving the subject site was more than 1,000 feet. 21. Storm water detention will be handled on Proposed Tract A located in the northeast corner of the site. Due to the steep slopes located on the northeast corner of the proposed tract, a landscape easement will be created to protect the slopes. A portion of these steep slope areas also runs across the eastern edge of Proposed Lot 7 and that slope would also be protected by the same easement. Staff and the ERC require that a split rail fence or other delimiter mark the easement's western edge to protect the slopes. 22. With the exception of some larger trees in the easement areas and Tract A,most trees, including 85 larger trees, and vegetation would be removed from the subject site to accommodate building pads and the new roadway. 23. Grading will be necessary to create roadways and building pads on the sloping lot. The ERC imposed erosion control measures on the site. 24. The 11 homes would generate approximately 110 traffic trips per day over neighborhood roads. Staff did not indicate any problems with traffic. 25. The subject site will generate approximately 4 or 5 students. The students would attend schools in the Renton School District and would be placed on a space available basis. 26. The applicant will be required to comply with the 1998 King County Surface Water Design Manual. The initial storm drainage plans did not meet City requirements. At the hearing staff indicated that the revised submissions appear to meet the requirements of Code. 27. The subject site will be served by City sanitary sewer and water service. 28. The applicant indicated that without using a portion of the existing Lot 2 of Honey Creek Park that access to the main parcel would not be possible. Therefore,unless a roadway can be developed over the western 42 feet,the applicant would be denied development potential for the remaining acreage. This can be accomplished according to the applicant by creating a narrower Proposed Lot 10 that would meet the area requirement for the R-8 zone and meet all of the other setback requirements but would be narrower than the 60 feet required for a corner lot. A corner lot generally has two "front yard"setbacks in order to match the building setback lines of the homes adjacent to it along both streets. The applicant would be providing both of the required setbacks along Monroe Court and NE 17th Place. 29. The opening of Monroe Court over what was Lot 2 of the Honey Creek Plat also would convert Lot 1 of Honey Creek Park into a corner lot on the northwest corner of the intersection of NE 17th Place and Monroe Court NE. This lot would normally be required to provide a 15-foot setback from the new street. This lot was not designed nor intended to be a corner lot. The home on that lot is oriented toward the eastern side of its lot and would bear the impacts of a new street on its eastern margin. That move would only provide a side yard of 13.74 feet which does not meet code requirement of 15 feet. It will be subject to approximately 100 additional vehicle trips per day. The applicant and staff were concerned about maintenance of the eastern portion if it were not developed with a home. It could either serve as a formal entrance to the plat,which has been done in other situations or simply be incorporated into Proposed Lot 9. Elle Rain Preliminary Plat File No.: LUA-02-047,PP,ECF,V-H April 8,2003 Page 10 Conclusions: Variance 1. Variances may be granted when the property generally satisfies all the conditions described in part below: a. The applicant suffers undue hardship caused by special circumstances such as: the size,shape, topography,or location where code enforcement would deprive the owner of rights and privileges enjoyed by others similarly situated; b. The granting of the variance would not materially harm either the public welfare or other property in the vicinity; c. The approval will not constitute a special privilege inconsistent with the limitations on other property in the vicinity; and d. The variance is the minimum variance necessary to allow reasonable development of the subject site. The applicant's property is not ripe for the variance requested. 2. If the current home on the underlying Lot 2 of Honey Creek Park did not exist,there would be no hardship or special circumstance. If the lot were vacant it would merely be considered a 94-foot wide "pipestem" providing access to the main interior parcel. The access limitations of the parcel were evident when it was acquired and self-created hardship does not qualify one for a variance. While the existence of the home does not change that, it does make it more painful to rectify but does not provide variance justification. Economic hardship is not a factor in variance relief. In addition,the fact is that because the proposed roadway is snugged up against its western property, it cannot provide the also required curb return radius of 15 feet. Denying the variance does not deny the applicant reasonable use of the subject site. A ten lot plat also meets the zoning code density calculations by providing a density of 7.58 units per acre, allows the standard curb return on the west side of Monroe Court and does not unduly impact other properties and a 10-lot plat provides the applicant reasonable use of the subject site. 3. The granting of a variance would also have a substantial impact on the home west of the roadway. That home is situated 13.74 feet from the new roadway. It would have to be at least 15 feet from the roadway since it would be a new corner lot and requires a minimum 15-foot streetside setback. Creating the roadway where proposed and as proposed could potentially create another non-conforming lot and structure besides subjecting that home to the additional noise and traffic impacts. The home was designed as part of a coherent block front and not as a corner lot. It was never intended to be a corner lot. And again,there is no room for a required curb return. 4. The approval of the variance would create a special privilege. The lot has sufficient land to create a proper roadway width and curb return. It also has sufficient area and dimension to create ten lots that all meet the City's requirements for not only setback but also lot size and dimensions. The existence of a home does not change the underlying potential to create standard lots that all meet City requirements. There are no physical,topographical,or size or shape issues. If anything,the applicant has a large pipestem that would easily accommodate a standard road and standard curb returns on both its east and west edges. Approving the variance would telegraph to other property owners that corner lots do not have to meet the City standards for development. Elle Rain Preliminary Plat File No.: LUA-02-047,PP,ECF,V-H April 8,2003 Page 11 5. Since no variance is justified,the proposal does not meet the minimum standards for variance relief. 6. While an eleven lot plat might provide a greater profit and provide an additional housing unit, it will also create a precedent, affect neighboring property and provide for a less than standard curb return besides allowing a lot with less than the standard width. The desire for infill development should not nullify the ordinary standards and lead to the creation of substandard lots. A number of good planning principles can be sacrificed in trying to eke out the too many lots. This has been done where front yards have been reduced to private easement roads with little or no real front yard or side yard setbacks. It is unnecessary in this case. The variance is unjustified. Preliminary Plat 7. In the main, a 10-lot plat appears to satisfy the public use and interest. The applicant has given mere lipservice to the notion that a Hillside Subdivision should have larger lots by creating three slope- affected lots that are 19 square feet,43 square feet and 51 square feet larger than the 4,500 square feet required in the R-8 zone. Since the code does not specify how much larger such lots should be,this does meet the language of the code. The plat will provide additional housing choices and will provide infill development. 8. The plat meets the density and zoning policies and goals of the Comprehensive Plan by providing 7.58 dwelling units per acre. 9. Urban services are available to the site and with the granting of an easement over property to the west both fire and medical emergency services can more safely be provided to the new homes. 10. The development should not tax either the road system or the existing utility infrastructure. Development of the additional lots will also increase the tax base of the City. 11. The development of the subject site will create additional traffic and noise associated with residential development but these impacts should not create any undue impacts on the overall community. 12. Monroe Court NE shall be moved east to provide for a proper curb return and setback for the existing Lot 1 of the Honey Creek Park development. Such alignment shall be done with staff approval. The applicant may consult with staff and determine the best use of the entrance property and whether a "gateway" entrance might best serve the purpose of the plat or whether land should be incorporated into Proposed Lot 9. 13. In conclusion,the proposed plat appears to provide a new and reasonable residential community and should be approved by the City Council. Decision and Recommendation: The Variance is denied. The City Council should approve the Preliminary Plat for ten lots subject to the following conditions: 1. A homeowner's association or maintenance agreement shall be created concurrently with the recording of the final plat in order to establish maintenance responsibilities for all shared improvements. A draft of the document(s), if necessary,shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to recording • Elle Rain Preliminary Plat File No.: LUA-02-047,PP,ECF,V-H April 8,2003 Page 12 of the final plat. 2. New Lot 4 shall be required to utilize the 20 foot access/utility easement located on said Lot 3 for vehicular access to and from Monroe Ct.NE.This condition shall be noted on the face of the final plat. 3. The drainage easement located on Lot 7 shall be required to provide vehicular access to Lot 7 and Tract A, This condition shall be noted on the face of the final plat. 4. The applicant shall be required to install a split-rail fence or other approved barrier along the entire edge of the landscape easement(Recording#9108269012)located on Tract A and Lot 7 to denote the designated area prior to recording of the final plat. 5.. The applicant shall comply with the conditions imposed by the ERC. 6. Monroe Court NE shall be moved east to provide for a proper curb return and setback for the existing Lot 1 of the Honey Creek Park development. Such alignment shall be done with staff approval. The applicant may consult with staff and determine the best use of the entrance property and whether a "gateway" entrance might best serve the purpose of the plat or whether land should be incorporated into Proposed Lot 9. ORDERED THIay of April,2003 RED/ KMANP HEARING EXAMINER vv/ TRANSMI 1TED THIS�t day of April,2003 to the parties of record: Susan Fiala Patricia L.Wilson Tom Touma 1055 S Grady Way 1075 Bellevue Way NE,#1500 6632 S 191st Place, Ste.E102 Renton,WA 98055 Bellevue,WA 98004 Kent,WA 98032 Kayren Kittrick Jeffrey Rieker 1055 S Grady Way 3316 NE 17`h Place Renton,WA 98055 Renton,WA 98056 a7-94/`- TRANSMI 1-1 ED THIS-2-1st day of April,2003 to the following: Mayor Jesse Tanner Gregg Zimmerman,Plan/Bldg/PW Admin. Members,Renton Planning Commission Neil Watts,Development Services Director Larry Rude,Fire Marshal Alex Pietsch,Econ.Dev. Administrator Lawrence J. Warren,City Attorney Larry Meckling,Building Official Transportation Systems Division Jay Covington,Chief Administrative Officer Utilities System Division Councilperson Kathy Keolker-Wheeler King County Journal . ‘ Elle Rain Preliminary Plat File No.: LUA-02-047,PP,ECF,V-H April 8, 2003 Page 13 Pursuant to Title IV,Chapter 8, Sectiog00Gof the City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m.,May ,2003. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure,errors of law or fact,error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen(14)days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant,and the Examiner may,after review of the record,take further action as he deems proper. An appeal to the City Council is governed by Title IV,Chapter 8, Section 110,which requires that such appeal be filed with the City Clerk, accompanying a filing fee of$75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. An appeal must be filed in writing on or before 5:00 p.m.,May•M;2003. 13 .- If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants,the executed Covenants will be required prior to approval by City Council or final processing of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte(private one-on-one)communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine-applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. f , , t17914:17.7,4. r-k k‹ • �4s,*, rni� / 16NEY CREEK 9? 44 L.43. {�i ,1 , • -, t � ' 6REENWAY _ir ,ant 1E•` r „� �r ,J 11 1 1� �• 1 l.....J.Kw I I J •�1 M. 1�' x 0 �rI ft `� I I �.2 ^W r 0. /74.*Oredit \ _ -1 TED `� 1 "di.7li�r f:_. .. Porn .'. « `I r F.. � �i rl C ,...—z„,,t...„-- 4:111 _ ...„ 1 .. wit mizi min -I^. ._'-' ; .,6 .4- lr ti-ittb '0'4 , ‘ ,. . \_ ,,,I ., . ,1„ Xf ' ,./, 44,, : kV r' .. NIA 1'34,44 * .;, SSE: .0 . . 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CROSS /02)�»v CROSS (1/02) f. r4' I 0 \\ I I CC 1 I • to d f. . �° LO rZ= k 11 11 m f I �.T. _ � _ _ _ r r x HOUSE , 1 5 70R s.ft J ' LOT 1 1 o 1 i 0.13 o 1 i 9 _ p I H XJSE TD BE MO O Iy HONEY CREEK PARK ,� f 13rz °20'L 14' _ - � 1 ifj _4 ran 1 0 s zs .a I i ar , 94. 00' 11 N l FOUND BRASS TACK IN U LEAD /N CONCRETE IN CASE (1/O2) 103 SS f1Rco' — — ` S 88V940'E (PLAT)Ti- - - n NE 7 7 th P. _L._M V M 1 Cd Jt v M t ♦ 25' t.....,......�....,•r, I • t .-- J 1 . r i, 1 1' T I I 1 ., co CITY C,Y,' RENTON Planning/Building/PublicWorks Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator September 4,2003 Duana T. Kolouskova Johns Monroe Mitsunaga 1500 114`s Ave SE, Suite 102 Bellevue,WA 98004 SUBJECT: ELLE RAIN PRELIMINARY PLAT REQUEST FOR MODIFICATION STREET WIDTH REDUCTION Dear Duana Kolouskova: We have reviewed the proposed street modification request associated with the proposed 11-lot single- family residential plat located generally at the intersection of Monroe Avenue NE and NE 17th Place. This is an infill development in an existing neighborhood with one access from Sunset Boulevard NE and an emergency access from the west. The existing streets have narrow pavement widths with no pedestrian improvements. The proposed modification requests to allow a portion of the proposed new road width be reduced to 34 feet with sidewalk easement on both sides. The Street Modification request is hereby approved subject to conditions listed below: City Code 4-6-050 (Street Standards)requires full street improvements for all adjacent rights-of-way for, within, and dedicated by a plat. There are also certain standards for width of dedication for proposed streets to be added to the City grid. One of these is the 35-foot half-street improvement to provide 28 feet of pavement with parking only on the development side, 5-foot sidewalk and curb, and streetlights. This allows full use of the street in normal manner until such time as the remaining right-of-way is dedicated and improved by future development. The City can modify street improvements for new plats if there are practical difficulties in carrying out the provisions of the Street Improvement Ordinance. The Modification Procedures, as defined in Section 4-9-250D, clearly states the criteria for approval by the Department Administrator. In order for a modification to be approved, the Department Administrator must, "find that a special individual reason makes the strict letter of this Ordinance impractical, that the modification is in conformity with the intent and purpose of this Ordinance, and that such modification: (a) Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by this Ordinance,based upon sound engineering judgment; and (b) Will not be injurious to other property(ies) in the vicinity; and (c) Conform to the intent and purpose of the Code; and (d) Can be shown to be justified and required for the use and situation intended; and (e) Will not create adverse impacts to other properties in the vicinity." 1055 South GradyWay-Renton,Washington 98055 RENTON g AHEAD OF THE CU f: ITS Tn{s nanPr rnntains 50%recycled material,30%post consumer Duana T.Kolouskova September 3,2003 Page 2 Meets objectives and safety, function: Due to the physical width of the parcel at this location, and the constraints of existing houses in the near vicinity, staff supports the modification request. The intent of public and emergency access and pedestrian amenities is met with the proposal, as there is no reduction - in the pavement width, travel lanes, or sidewalks. The proposed road cross-section meets minimum standards for the typical 42-foot wide street improvement providing two lanes of traffic, parking on both sides, and sidewalks in easements. Not injurious or adversely impact adjacent properties: Adjacent properties are not injured nor adversely impacted, as all dedications are from the proposed plat and allow future extensions and circulation as the development occurs. The easement for sidewalk on the neighboring property does not affect set back or zoning requirements. Conforms to the intent of the code: The intent of providing for the City street network is met with the dedication of 34 feet of right-of-way for this portion of Monroe Court NE. Justified and required for use and situation intended: The zoning of this parcel is R-8, Single Family. The modifications as requested allow the maximum density and number of lots that still meet the various setbacks and access criteria. The plat provides the minimum necessary for full use for access,emergency and domestic, as well as parking and pedestrian amenities. The Street Modification is approved subject to the following condition: 1. The easement for sidewalk from the neighboring property shall be recorded prior to issue of the construction permit. This decision to approve the proposed Street Modification is subject to a fourteen (14) day appeal period from the date of this letter. Any appeals of the administrative decision must be filed with the City of Renton Hearing Examiner by 5:00 p.m., September 18, 2003. Appeals must be filed in writing together, with the required $75.00 application fee, with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)430-6510. If you have any questions, please contact Arneta Henninger at(425)430-7298. Sincerely, r, ,y-',.4,a) Ka r n Kittrick Development Engineering Supervisor Public Works Inspections &Permits cc: Land Use File Neil Watts Larry Rude Susan Fiala Do not append to letter—Reference only Application Time and Decision Authority: Modification from standards, either in whole or in part, shall be subject to review and decision by the Planning/Building/Public Works Department upon submittal in writing of jurisdiction for such modification. (amd. Ord. 4777,4-19-1999)(4-9-250 D1.) 4-9-250 D 2. Decision Criteria: Whenever there are practical difficulties involved in carrying out the provisions of this Title, de Department Administrator may grant modifications for individual cases provided he/she shall first find that a specific reason makes the strict letter of this Code impractical, and that the modification is in conformity with the intent and purpose of this Code, and that such modification: City Code requires that short plats with 5-20 residential lots, which are located on a property adjacent to public right-of-way, provide full pavement width, curb/gutter, sidewalk and street lighting in all adjacent right-of-ways(section 4-6-060). JOHNSMONROEMITSUNAGA PLLC 4 Robert D.Johns e Michael P.Monroe i Darrell S.Mitsunaga i Duana T.Kolouskova OFj, August 25,2003 cQO,alit Neil Watts,Director City of Renton C� � PlanningBuilding/Public Works Dept. rO 1055 South Grady Way Renton, WA 98055 Re: Elle Rain Preliminary Plat - LUA-02-047, ECF PP Dear Mr. Watts: This letter requests a modification to allow a portion of the proposed access road, Monroe Court N.E., to be reduced to 34 feet in width. At the pre-application meeting for the Elle Rain subdivision, City staff supported a modification to allow a 34-foot wide right-of- way with sidewalk easements on both sides. Renton Municipal Code §4-9-250(D) provides five review criteria for approving a modification. These are listed as follows: (a) Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; and (b) Will not be injurious to other property(s) in the vicinity; and (c) Conform to the intent and purpose of the Code; and (d) Can be shown to be justified and required for the use and situation intended; and (e) Will not create adverse impacts to other property(ies) in the vicinity. These criteria are addressed as follows. First, the modification would meet the objectives, safety, function, appearance, environmental protection, and maintainability intended by Code requirements. The road design will continue to provide for two way traffic into and out of the cul-de-sac. In fact, the actual width of the road once constructed will be 32 feet, which is consistent with T:(425)451-2812•F:(425)451-2818 Cypress Building 1500 114th Ave. SE•Suite 102• Bellevue,WA 98004 Mr.Neil Watts,Director City of Renton Planning/Building/Public Works Dept. August 25,2003 Page 2 applicable city code. The modification to right of way width will not reduce the physical road width. Therefore, the modification is consistent with sound engineering standards, as the applicant does not propose any modification to the width of the road itself. The modification to a 34 foot wide right-of-way will only extend a length of 80 feet from Monroe Court's intersection with N.E. 17th Place to the mouth of the cul-de-sac. Because of the short distance involved and the cul-de-sac, traffic speeds on this portion of road will necessarily be low, virtually negating any risk to other drivers and pedestrians. Again,the 32-foot wide roadway meets city standards. In addition, as a condition of the modification, the applicant will acquire an additional 3.5-foot wide easement running the length of the east boundary of Lot 1 of Honey Creek Park for sidewalk. The applicant will also provide a 5.5-foot wide easement running the length of the west boundary of proposed Lot 11 of the Elle Rain plat, also for sidewalk. Therefore, the modification will not compromise pedestrian safety as sidewalks will run on both sides of Monroe Court N.E. Further, the modification will not in fact reduce the actual roadbed. Second, the modification will not be injurious to other properties in the vicinity. The modification will not have any impacts upon properties in the vicinity as the physical roadbed will not be reduced and sidewalks will be provided on both sides. Third, the modification will conform to the intent and purpose of the code. The modification will not create any safety or environmental concerns, risks or impacts. The road will adequately provide for two-way traffic, as well as adequately provide for pedestrian use with sidewalks on both sides of Monroe Court N.E. Fourth, the modification is justified and required for the use and situation intended. The modification is required for the applicant to proceed with the proposed plat. Further, the modification is justified as it will allow for infill development within the City limits while not compromising safety or environmental standards. Finally, the modification will not actually compromise any safety standards. JOHNSMONROEMITSUNAGA II.IC • • Mr.Neil Watts,Director City of Renton Planning/Building/Public Works Dept. August 25,2003 Page 3 Fifth, the modification will not create any adverse impacts to other properties. The modification will not impact other properties at all. Instead, the modification will provide a benefit to other properties in the vicinity by providing increased access to the area, increased property values and a higher aesthetic and lifestyle quality through new pedestrian circulation. Thank you for your consideration of this request for modification. In the event you require additional information, or have questions or comments, please feel free to contact me at the below telephone number or Mr. Rieker at(206) 300-5911. Sincerely, Duana T. Kolou§kova cc: Client Direct Tel: (425)467-9966 Email:kolouskova@jmmlaw.com 1810-1 ltr to Watts 8-19-03 JOHNSMONROEMITSUNAGA I'I.I.(' Return Address: City Clerk's Office City of Renton 1055 South Grady Way Renton WA 98055 Title: SIDEWALK EASEMENT Property Tax Parcel Number: 34495C-0005 Project File#: LUA-02-047PP Street Intersection or Project Name:3308 NE 17th Place Y.eference Number(s)of Documents assigned or released: Additional reference numbers are on page . (�rantor(s): Grantee(s): Raymond E. Grover, a married son 1. City of Renton,a Municipal Corporation 2 Charlene Renee Erickson, married catughter The Grantor,as named above,for and in consideration of mutual benefits,hereby bargain,sells,convey and confirm t:rever unto the above named Grantee,its successor and/or assigns,a perpetual easement for sidewalk with necessary appurtenances over the following described property.(Additional legal is on page 3) LEGAL DESCRIPTION: LOT 1,BLOCK 1,HONEY CREEK PARK ADDITION, CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON, ACCORDING TO PLAT RECORDED IN VOLUME 59 OF PLATS,PAGE 57, RECORDS OF SAID COUNTY. for the purpose of constructing,reconstructing,installing,repairing,replacing enlarging,operating and maintaining concrete sidewalks constructed on Monroe Court NE per engineering plans approved by the City of Renton,for a project I sown as Elle Rain Plat,together with the right of the public,City of Renton its agents to use said sidewalk for access, i.tgress and egress and for the City of Rentone and its agents to enter said sidewalk easement for the purpose of observing and determining whether the Grantor(s)are properly operating the sidewalk contained within. be GRANTEE(s)shall be responsible for maintaining and repairing the sidewalks contained within said easement. "1 be covenants herein contained shall run with the land and are binding upon the Grantors,its heirs,and all subsequent cwner(s)thereof,forever IN WITNESS WHEREOF,said Grantor has caused this instrument to be executed this day of 20 . GRANTOR(S) GRANTOR(S) 4i,gt:4*447114#1,40 9F04 0: s40 tab INDIVIDUAL FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON )ss COUNTY OF KING I certify that I know or have satisfactory evidence that signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument Notary Public in and for the State of Washington Notary (Print) My appointment expires: Dated: REPRESENTATIVE FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON )SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that signed this instrument,on oath stated that he/she/they was/were authorized to execute the instrument and acknowledged it as the and of to be the free and voluntary act of such party/parties for the uses and purposes mentioned in the instrument. Notary Public in and for the State of Washington Notary(Print) My appointment expires: Dated: CORPORATE FORM OFACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON )ss COUNTY OF KING ) On this day of , 19 ,before me personally appeared to me known to be of the corporation that executed the within instrument,and acknowledge the said instrument to be the free and voluntary act and deed of said corporation,for the uses and purposes therein mentioned,and each on oath stated that he/she was authorized to execute said instrument and that the seal affixed is the corporate seal of said corporation. Notary Public in and for the State of Washington Notary (Print) My appointment expires: Dated: C:\My Documents\Easements\Renton ellerain sidewalk.doc\ Page 2 EXHIBIT"A" LEGAL DESCRIPTION THAT PORTION OF THE FOLLOWING DESCRIBED PROPERTY: LOT 1,BLOCK 1, HONEY CREEK PARK ADDITION, CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON, ACCORDING TO PLAT RECORDED IN VOLUME 59 OF PLATS,PAGE 57, RECORDS OF SAID COUNTY. A STRIP OF LAND BEGINNING AT THE SOUTHEAST CORNER OF ABOVE SAID LOT 1; THENCE NORTH 01°16'00 EAST A DISTANCE OF 80.00 FEET TO THE NORTHEAST CORNER OF SAID LOT 1; THENCE NORTH 88°09'40"WEST ALONG THE NORTH LINE OF SAID LOT 1 A DISTANCE OF 3.50 FEET;THENCE SOUTH 01°16'00"WEST A DISTANCE OF 67.74 FEET TO A POINT ON CURVE TO THE RIGHT;THENCE SOUTHWESTERLY ALONG A CURVE TO THE RIGHT WITH A RADIUS OF 19.50 FEET,AN ARC LENGTH OF 13.20 FEET AND CENTRAL ANGLE OF 38°46'17"TO A POINT ON THE SOUTH LINE OF SAID LOT 1;THENCE SOUTH 88°09'40"EAST ALONG THE SOUTH LINE OF SAID LOT 1, A DISTANCE OF 7.80 FEET TO THE TRUE POINT OF BEGINNING. C:\My Documents\Easements\Renton ellerain sidewalk.doc\ Page 3 Map Exhibit 4) S88-0 9 40 E 94.00 3.50'I I I I � 0 3.5' SIDEWALK co EASEMLN I LOT 1 n. I HONEY CREEK PARK (.0I o o I co I L I Q) D=38 46'17" I R=19.50 L=13.20 7.80' / S 88129'40" E 94.00 NE 17th PLACE S 88 09'40" E 110.00' Page 4 i II�4� 20030506000802 PUBLIC��� OCO 20.Oe KING ellte:1 wa ,ekfter Recording Return to: E1956696 Ed Grover eeiesi es to si KIMO CAUN1V, ua 16203 S.E. 137th Place TAX $z N Renton,WA 98059-6902 SALE a ee PAGE •ei OF eez OUT CLAIM DEED The Grantors,Raymond I. Grover,and Dorothy E Grover, husband and wife, (hereafter "Grantors")for and in consideration of love and affection,convey and quit claim in equal one- half(1/2)shares to their son,RAYMOND E GROVER,a rearmed man,as his sole and separate property, and their daughter,CHARLENE RENEE ERICKSON,a rnarned woman,as her sole and separate property, (hereafter"Grantees")the following described real estate situated in the County of King, State of Washington, together with all after acquired title of the grantors therein Lot 1,Block 1,Honey Creek Park Addition,City of Renton,County of King, State of Washington, according to plat recorded in Volume 59 of Plats, Page 57, records of said county Tait Parcel No 344950-0005-07 Commonly known as 3308 N E l74)Place,Renton,Washington 98056 LE4$E FOR LIFE By Grantors' gift of the above-descnbed property to the Grantees, Grantees are now the legal owners of said property, however, the Grantors are granted to nght to reside in and on said property as long as Grantors are alive The Grantors will continue to pay the property taxes 07/07/2003 ` 13:59 LR TITLE/ETU - 92510625 NO.402 ,J003 Dated.this 3 tday of May,2003 GRANTORS oC c.cu . Raym d L Grover Aarg_ei— r/,,je, .. .5 ::'40-''Aj.—#1—) 4- Dorothy E Grov STATE STATE OF WASHINGTON ) )ss COUNTY OF KING ) On this ',1"7-si day of May, 2003, personally appeared Raymond L Grover and Dorothy E Grover, to me known to be the individuals described in and who executed the within and foregoing instrument, and acknowledged that they signed the same as their free and voluntary act and deed for the uses and purposes therem mentioned GIVEN under my hand and official seal this,3 4 day of May,2003 ryn c�.-� .e4-.. NOTARYJF'UBLIC in and for the State of Washington Residing in gi. tibo.,.,Washington Commission expires 3 J1 0125 (1 \ /'! \ 1st . % j ', 0PwA ti_ -2- ' Ll CIT OF RENTON ..li. Planning/Building/PublicWorks Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator July 31, 2003 Mr. Jeff Rieker 3316 NE 17th Place Renton, WA 98056 Subject: Major Amendment to an Approved Preliminary Plat Elle Rain Preliminary Plat(LUA 02-047, PP, ECF) Dear Jeff: Per our conversations, the following is an outline of the process, required materials and number of copies of revised application materials that are needed to process the proposed major amendment to the approved Preliminary Plat. According to RMC 4-7-080M, after preliminary plat approval and before final plat approval, the applicant may submit an application to the Administrator that proposes an amendment to the conditionally approved preliminary plat. The proposed revision(s) to the Elle Rain Preliminary Plat (HEX decision of April 29, 2003)would be considered a Major Amendment. The proposed revisions include the location of easements (for sidewalks) on the existing single family lot (west of new street)and on a the land to the east which would in effect create a new lot at the required corner lot width. As a consequence, the revised plat proposal would result in an increase in the number of lots in the subdivision beyond the number approved by the Hearing Examiner. The process for Major Amendments includes a public hearing by the Hearing Examiner which is limited to whether the proposed major amendment should or should not be approved. Within thirty (30)days following the receipt of the Hearing Examiner's written recommendation, the City Council shall approve or disapprove any proposed major amendment and may make any modifications in the terms and conditions of the preliminary plat approval to the extent that they are reasonably related to the proposed amendment. Once the information has been received, staff will review the information and subsequently schedule the Public Hearing with the Hearing Examiner. Submittal Requirements: The following materials will be required to be submitted reflecting the proposed changes, please note the number of copies. 1. Land Use Permit Master Application: Signatures of all property owners. Original plus five (5)copies (6 total) 2. Mailing Labels and List of Surrounding Property Owners: Two (2)sets. 3. Project Narrative: Five (5) copies of a clear, detailed description and summary of proposed preliminary plat change(s). 4. Neighborhood Detail Map: Five(5)copies. 5. Utility and other revised drawings : Five (5)copies. 6. Plan Reductions: One (1) 8 %x 11 inch PMT reduction of all revised full size plan sheets. 1055 South Grady Way-Renton,Washington 98055 RENTON �� AHEAD OF THE CURVE :: This paper contains 50%recycled material,30%post consumer Major Amendment—Elle Rain Page 2 of 2 7. Adjacent Property Owner: It would be advantageous to have a signed letter or a draft of easement from the adjacent property owner permitting the easement location. The Hearing Examiner most likely would want to see a commitment by this owner. 8. Request for Modifications to the Street Standards: Three (3) copies of a detailed written request for review of the proposed easement(s) located on the adjacent lot(s). This would be reviewed administratively. Review Process Timeframe: Once the revised materials are submitted, the notice of application will be mailed out. The process includes: • A two week comment period for staff and the public. • Staff report preparation. • Hearing Examiner Public Hearing • Hearing Examiner issues Decision • Within 30 days of the Hearing Examiner decision, City Council reviews Major Amendment for approval or disapproval. If there are any questions, please contact me at 425-430-7382. Sincerely, Susan Fiala,AICP Senior Planner cc: Tom Touma Jennifer Henning Project file 4-7-080M sent at least fourteen (14) days prior to within the five (5) year period. (Amd. Ord. the public hearing. 4751, 11-16-1998) d. The failure of any property owner to 2. Additional Extensions: Additional time receive said notice of hearing will not nec- extensions beyond this one-year time period essarily invalidate the proceedings. Fail- may be granted by the City Council if the ap- ure to receive notice will be grounds for a plicant can show need caused by unusual cir- request for reconsideration by the Hear- cumstances or situations which make it ing Examiner. The Hearing Examiner unduly burdensome to file the final plat within shall reconsider when it is demonstrated the four(4) year time period. The applicant that there is additional material testimony must file a written request with the City Coun- to provide that was not provided by others cil and Department for this additional time ex- before the original decision. tension; this request must be filed at least thirty (30)days prior to the plat expiration J. HEALTH AGENCY date. The request must include documenta- RECOMMENDATION: tion as to the need for the additional time pe- The health agencies responsible for approval of hod. the proposed means of sewage disposal and wa- ter supply shall file with the Department, prior to 3. Extension Time Increments:Additional the Council's consideration of the preliminary time extensions shall be granted in not plat, written statements as to the general ade- greater than one-year increments. quacy of the proposed means of sewage disposal and water supply. (Applicant is responsible for 4. Phased Subdivision: In the case of a submitting appropriate application forms to the phased subdivision,final plat approval by the Seattle-King County Health Department and for City Council of any phase of the preliminary paying the Health Department review fee.) plat will constitute an automatic one-year ex- tension for the filing of the next phase of the K. CITY COUNCIL ACTION: " The Hearing Examiner's recommendations shall ,. be submitted to the City Council not later than - ' . .MENDMENTS: • fourteen (14) days following the public hearing. l'`�-y{ At any time after preliminary plat approval and be- After receivingthe HearingExaminer's recom- ' : fore final plat approval, the applicant may submit 4�• mendation, the City Council shall consider the ` ' an application to the Administrator that proposes adoption or rejection of the recommendation. If .. an amendment to the approved or conditionally the City Council deems that a change in the Hear- r' ' approved preliminary plat. , ing Examiner's recommendation is necessary, . : ` the change of the recommendation shall not be 1. Minor Amendments:The Administrator made until the City Council has adopted its own shall have the authority to administratively findings, conclusions recommendations and ap- ,> approve amendments that the Administrator proved or disapproved the preliminary plat. 4" deems to be minor. L. EXPIRATION DATE: 44 2. Major Amendments: A major amend . `: ment shall include, but is not limited to, the 1. Expiration and Extension: Preliminary following: :; plat approval shall lapse unless a final plat `r based on the preliminary plat, or any phase L ,:# a. Any amendment that would result in x thereof,is submitted within five(5)years from - .9 or would have the effect of decreasing .::x ' the date of preliminary plat approval. One Y.� one-year extension shall be granted to an ap- ' ' the aggregate area of open space in the -' subdivision by ten percent (10%) or plicant who files a written request with the Ad more; ministrator at least thirty (30)days before the -. °' expiration of this five(5)year period,provided , -b.-- ny amendment that would result in rt the applicant demonstrates that he/she has $ easing the number of lots in the sub ` z attempted in good faith to submit the final plat & division beyond the number previously approved; 7 -9 (' wised 1/99) 4-7-090A c. Any amendment that would result in A. CITY STAFF REVIEW: or have the effect of reducing the residen- The Department and Fire Department shall re- tial dwelling unit density for the site below &view the plat. City plan checking review and in- the allowed minimum density; spections shall be subject to fees pursuant to RMC 4-1-170. d. Any amendment that would result in the relocation of any roadway access B. GENERAL REQUIREMENTS AND point to an exterior street from the plat; FINDINGS: If the City staff finds that the preliminary plat com- e. Any amendment that proposes phas- plies with the following requirements,the subdivi- ing of plat development; or sion can proceed to the final plat stage without a preliminary plat hearing by the Hearing Examiner f. Any amendment that,in the opinion of • and City Council: the Administrator, would significantly in- crease any adverse impacts or undesir- 1. Density Requirements:Overall density able effects of the plat. of the subdivision shall not exceed the maxi- mum density allowed pursuant to the Zoning 3 he Code. Lot size and lot width requirements A.ministrator determines that the proposed need not comply with Zoning Code so long as amendment is major,the Hearing Examiner overall density complies with the Code. shall hold a public hearing on the proposed major amendment in accordance with the re- 2. Public Works Improvements: Ade- quirements for preliminary plat approval quate provision shall be made for drainage, found in subsection I of this Section provided, streets, alleys, public ways, water, and sani however,that any public hearing on a pro- tary wastes. The City may add conditions to posed major amendment shall be limited to the preliminary plat in order to ensure con- whether the proposed major amendment formance with City standards. -hould or should not be approved. Within hirty (30) days following receipt of the Hear- C. EXPIRATION DATE: ng Examiner's written recommendation, the The preliminary plat shall comply with RMC ;ity Council shall approve or disapprove any 4-7-080L pertaining to expiration of the prelimi- I proposed major amendment and may make nary plat.The date of approval will be that date on uuny modifications in the terms and conditions which King County approved the preliminary plat. of the preliminary plat approval to the extent that they are reasonably related to the pro- D. INSTALLATION OF IMPROVEMENTS Kosed amendment. If the applicant is unwill- OR BONDING IN LIEU OF ii)g to accept the proposed major amendment IMPROVEMENTS: under the terms and conditions specified by the City Council,the applicant may withdraw If the improvements are not constructed prior to the proposed major amendment and develop annexation to the City,the subdivision must corn- the subdivision in accordance with the origi- nal preliminary plat approval (as it may have E. FINAL PLAT PROCEDURES: previously been amended). (Ord. 4751, ! The procedures for final plat shall be the same as those outlined in RMC 4-7-110. 4-7-090 PROPERTY ANNEXED TO 4-7-100 INSTALLATION OF CITY WITH PRELIMINARY PLAT IMPROVEMENTS OR BONDING IN APPROVAL IN COUNTY: LIEU OF IMPROVEMENTS: In instances where property annexed to the City has received preliminary plat approval from King A. REQUIRED IMPROVEMENTS: Counts prior to annexation,the following review The following tangible improvements shall be re- shall of:cur: quired before a final plat or a short subdivision is recorded: grading and paving of streets and al- leys, installation of curbs, gutters, sidewalks, (Revised I/99) 7 - 10 After recording return to: WARREN BARBER&FON[ES,P.S. P.O. BOX 626 2003021 RENTON, WASHINGTON 98057-0626 900155 UAREG e022/19 2003 1 F0 32 AS 23.00 KING COUNTY, WA DOCUMENT TITLE: Easement REFERENCE NUMBER OF RELATED DOCUMENT: N/A GRANTOR(S): Renton Housing Authority, a Washington municipal corporation ADDITIONAL GRANTOR(S) ON PAGE: N/A GRANTEE(S): City of Renton, a Washington municipal corporation ADDITIONAL GRANTEE(S) ON PAGE: N/A ABBREVIATED LEGAL DESCRIPTION: Ptn. Lots 1 &2,Renton Senior Housing Short Plat #020-90,Vol 91 of Surveys, Pg.265, Situate in Sec. 4 TWN 23 N. R. 5 E. ADDITIONAL LEGAL DESCRIPTION ON PAGE(S): Exhibit A ASSESSOR'S'TAX PARCEL NUMBER(S): 0423059023 and 0423059342 EA SEMENT This easement is hereby entered into between Renton Housing Authority,a Washington municipal corporation, ("Grantor"), and City of Renton,a Washington municipal corporation ("Grantee"). Grantor and Grantee agree as follows: Grantor is the owner of real property in the City of Renton, legally described on Exhibit 4,attached hereto and incorporated herein. In consideration for the sum of one dollar,receipt whereof is hereby acknowledged,and ether good and valuable consideration,Grantor grants and conveys to Grantee and its successors z nd assigns,for the purposes hereinafter set forth, a perpetual non-exclusive emergency access easement under, across and over real property(the "right-of-way"herein) situated in King County, Washington and legally described in Exhibit B, attached hereto and incorporated herein. L ASEMENT- 1 1. Purpose: Grantee shall have the right to use the right-of-way for emergency access. 2. Grantor's I Ise of R ight-Of--Way: Grantor reserves the right to use the right-of-way for any purpose not inconsistent with the rights herein granted,provided that Grantor shall not construct or maintain any building or other structure on the right-of-way which would interfere with the exercise of the rights herein granted. 3. Ohstmctions and Landscaping: Grantee may from time to time remove trees, bushes,or other obstructions within the right-of-way and may level and grade the right-of-way to the extent reasonably necessary to carry out the purposes set forth in Paragraph 1 hereof,provided, that following any such work, Grantee shall,to the extent reasonably practical,restore the right-of- way to the condition it was immediately prior to such work. 4. Indemnity: By accepting and recording this Easement, Grantee agrees to indemnify and hold harmless Grantor from any and all claims for damages suffered by any person which may be caused by Grantee's exercise of the rights herein granted;provided,that Grantee shall not be responsible to Grantor for any damages resulting from injuries to any person caused by acts or omissions of Grantor. 5. Successors and Assigns: The covenants herein contained shall run with the land and are binding upon all subsequent owners thereof. 2663 DATED this 13 day of VE1312-0 A 2y ,2002. RENTON HOUSING AUTHORITY By: t �� Tom Tasa, Executive Director EASEMENT-2 STA 1'I✓OF WASHINGTON ) ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that Tom Tasa is the person who appeared before me,and who signed this instrument, on oath stated,that he was authorized to execute the instrument and acknowledged it as the PXeCii rive Di rector of Renton Housing Authority to be the free and voluntary act of such party for the uses and purposes mentioned in the instrument. fk zoo3 DATED this /3 day of Fe d r N a h y ,20027 Notary Public in and for the State Cetl: � of Washington,residing at Kent . Sri• My appointment expires: /--6-i EASEMENT- 3 EXHIBIT A Legal Description of Property Lot1: Lot 1 of Renton Senior Housing Short Plat,according to the plat thereof,recorded in Volume 91 of Surveys,Page 265,records of King County, Washington. Situate in Section 4,Township 23 North, Range 5 East,W.M., in the City of Renton,King County, Washington. Lot 2: Lot 2 of Renton Senior Housing Short Plat,according to the plat thereof, recorded in Volume 91 of Surveys,Page 265,records of King County,Washington. Situate in Section 4, Township 23 North, Range 5 East, W.M., in the City of Renton, King County, Washington. EXHIBIT B Legal Description of Right-of-Way An emergency access easement over and across the Private Road and Utilities Easement on Lot 1 per the Renton Senior Housing Short Plat,as recorded under King County Recording Number 199303039001,Records of King County, Washington; AND over and across the Emergency Access Road on Lot 2 and a portion of Lot 1 per said short plat; All situate in Section 4, Township 23 North,Range 5 East, W.M., in the City of Renton,King County, Washington. AFFIDAVIT OF SERVICE BY MAILING STATE OF WASHINGTON) ) ss. County of King ) Nancy Thompson being first duly sworn, upon oath,deposes and states: That on the 29th day of April, 2003, affiant deposited in the mail of the United States a sealed envelope(s)containing a decision or recommendation with postage prepaid, addressed to the parties of record in the below entitled application or petition. Signature: �2 SUBSCRIBED AND SWORN to before me thiso ftm C�v ay of , 20c . 0.4.444 4 r® f WN �• ia 94.„1,,,,,,d2 ( i pu„„p )% No Public in and for the State oft Washington, il Res ing at Se-tile_ ,therein. Application, Petition, or Case No.: Elle Rain Preliminary Plat LUA-02-047,PP,ECF,V-H The Decision or Recommendation contains a complete list of the Parties of Record. HEARING EXAMINER'S REPORT CITY OF RENTON HEARING EXAMINER PUBLIC HEARING APRIL 8, 2003 AGENDA COMMENCING AT 9:00 AM, COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL The application(s) listed are in order of application number only and not necessarily the order in which they will be heard. Items will be called for hearing at the discretion of the Hearing Examiner. PROJECT NAME: Elle Rain Preliminary Plat PROJECT NUMBER: LUA-02-047, PP, ECF, V-H PROJECT DESCRIPTION: The applicant is requesting Environmental (SEPA) Review, Lot Width Variance and Preliminary Plat approval for the 11-lot subdivision of a 1.78-acre site. The site is comprised of two parcels. The parcel which contains the single family residence (proposed to remain within the plat on new Lot 11) is addressed as 3316 NE 17th Place. The second parcel is 1.65 acres and contains a recently constructed single family home (on proposed new Lot 10). The residential plat would create 11 lots intended for the construction of detached single family homes— lots ranging in size from 4,519 square feet to 8,959 square feet. Location: North of NE 17th Place and Monroe Avenue NE (3316 and 3420 NE 17th Place). hexagenda.doc City of Renton PUBLIC Department of Planning/Building/Public Works HEARING PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: April 8, 2003 Project Name: Elle Rain Preliminary Plat Applicant/Owner Address: Patricia L. Wilson 1075 Bellevue Way NE #1500 Bellevue, WA 98004 Contact Address: Tom Touma Touma Engineers 6632 S 191st Place Suite E102 Kent, WA 98035 File Number: LUA-02-047, PP, ECF, V-H Project Manager: Susan Fiala, AICP • Project Description: The applicant is requesting Environmental (SEPA) Review, Lot Width Variance an(' Preliminary Plat approval for the 11-lot subdivision of a 1.78-acre site. The site is comprised of two parcels. The parcel which contains the single family residence (proposed to remain within the plat on new Lot 11) is addressed as 3316 NE 17 Place. The second parcel is 1.65 acres and contains a recently constructed singly family home (on proposed new Lot 10). The residential plat would create 11 lot intended for the construction of detached single family homes — lots ranging in siz, from 4,519 square feet to 8,959 square feet. Continued on next page Project Location: North of NE 17th Place and Monroe Avenue NE (3316 and 3420 NE 17`h Place) .i.1.71 f t • a� ,''', .4 r.»..� / 1[1 A 21-1 i W~� \ a N-'y �x 0 •A > P,O, •. l ,/ /// '_I���N . \ -1�1 W i P :'� `p,,, i. a .HONEY CREEK SW°�,. e E6 s .e salt • 4. 6 R E E N W A Y e 1 1�1 ,."'L_�v, ;'' I + z y i I ie '� �. •ill &1 '� I7' O d I w1 "n.. IA; );. Q. 71 tto lam TRAC •1015, i. n /6 ��:��If?lop 111111 �1'' I O O "— ,— I I gli�iy7 \; '" Nort Highlands •l•�. -%-- / - S rrNF , fiy �c"�T e• 6TH • 1 ' I X r~x imoPark V r •a sT '3' m I 'Ie.SL�ft1 , . i 4, ,, ry 1 . ibil • 141.art L O ., a / aJN zp __-- (0 13, ms1FI — t.k,,tk'" .V., m Hp 0 ma\t, ,,,, I I�.J,r1 Lug , 'A°a.: I ' , , 41 ill 1 I f Iffl W 7.a W i r it x.y. I`'''-6t. 4 I-"`„ WIF���•,w / NE•14TN ST. n I41, Is \ ►,. City of Renton P/B/PW Department aliminary Report to the Hearing Examine. ELLE RAIN PRELIMINARY PLAT LUA-02-047, PP, ECF, V-H PUBLIC HEARING DATE:April 8, 2003 Page 2 of 1 i Project Description Continued: The project includes the installation of utilities and the dedication of a 42- foot wide residential public street, Monroe Court NE, which would extend north from NE 17th Place and terminate in a cul-de-sac. Also, the applicant is requesting a variance from the required lot width for new Lot 11 (existinc; house to remain on this lot). The site is bounded on the west by a power transmission line easement and thf Renton Housing Authority and on the south and east by single family residential development. B. VARIANCE: The applicant is requesting a variance from RMC 4-2-110A (R-8 development standards) for the require( minimum lot width of 60 feet for a corner lot. The request is for a reduced lot width of 52 feet for new Lot 11 whert the existing house (3316 NE 17`h PL) is located and is proposed to be rotated by 90 degrees to remain within th plat. Development Regulations Section 4-9-250.B.5 — The Reviewing Official shall have authority to grant a variance upon making a determination in writing that the conditions specified below have been found to exist: 1) That the applicant suffers undue hardship and the variance is necessary because of special circumstance applicable to subject property, including size, shape, topography, location or surroundings of the subje( property, and the strict application of the Building and Zoning Code is found to deprive subject property own( of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classificatioi The majority of the proposed Elle Rain plat, new Lots 1 through 9, would be landlocked, with no existin public access to the local public street system. In order to provide access to the proposed plat from NE 17 Place, the applicant purchased Lot 2 of the Honey Creek Park plat (3316 NE 17tn Place). The existing Lot of Honey Creek Park is 94 feet wide and 80 feet deep and contains a single family residence. accommodate the proposed new public right-of-way (Monroe Court NE), 42 feet of the 94 feet of existing L; 2 (eight feet in the north-south direction of new Lot 11) would be allocated to the subject road. The new righ of-way is proposed to be reduced from the standard residential right-of-way width of 50 feet to 42 feet (: permitted via modification of street standards); however, additional land area is necessary to be taken fro! new Lot 11 to provide for the reduced right-of-way. By using a width of 42 feet of the existing lot for access to the landlocked parcel and by allowing a reductic, in lot width, the applicant would then be able to develop new Lot 11 and the two parcel site. Without the use the lot for access, the landlocked parcel could not be developed. Likewise, without allowing a reduction in tl lot width, the remaining land of the lot would remain vacant and the existing house would have to demolished. 2) That the granting of the variance will not be materially detrimental to the public welfare or injurious to tI property or improvements in the vicinity and zone in which subject property is situated: The applicant proposes to add land area to the north side of Lot 11 to make the lot larger than the minima lot size of 4,500 square feet as required by the development standards of the R-8 zone. The proposed would be 5,147 square feet in size. This allows development of the new lot and retaining the existing horn All of the required R-8 yard setbacks appear to be in compliance. Verification of the setbacks would occ during single family building permit review. Staff indicates also that by providing no less than a 42 foot rigi of-way, Monroe Court NE would be able to provide efficient and safer driving conditions as the propos, street grade would be slightly less than 15%. The applicant's justification for this criteria states: There is no evidence of any possible detriment to put; welfare or injury to property. Instead this variance would simply allow what is appropriate development new Lot 11, a single family residence. The applicant continues to note that the City's approach of requiring i applicant to provide a 42 foot access road and by extension, granting a variance for new Lot 11 is logical a appropriate for the public welfare. Furthermore, all front, side and rear yard setbacks and lot size as requir by the R-8 zone would be maintained and ensure privacy for abutting homes. hexrptElleRain.doc City of Renton P/B/PW Department 91iminary Report to the Hearing Examiner ELLE RAIN PRELIMINARY PLAT LUA-02-047, PP, ECF, V-H PUBLIC HEARING DATE:April 8, 2003 Page 3 of 10 3) That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated: The applicant's justification provided states: The City has approved other plats in the vicinity for single family residential use. Further, the applicant proposes to add additional square footage on the north side of the lot so the lot would be large enough to meet minimum lot size and depth requirements. While the additional area will not resolve the substandard width, this action demonstrates that the applicant is taking every step possible to address any concerns and attain as much compliance with the code as possible. The applicant is simply requesting a variance for the City to allow the applicant to construct a single family residence on new Lot 11, consistent with other lots in the vicinity. 4) That the approval as determined by the Hearing Examiner is the minimum variance that will accomplish the desired purpose: The applicant's justification states: In order to make new Lot 11 large enough to accommodate a house (however, existing house would remain on this lot) consistent in size with the proposed homes in Elle Rain and the existing homes in the Honey Creek Park plat, the applicant proposed to add a triangular area on the north side of new Lot 11, to meet minimum lot size and depth requirements. It is simply not physically possible to meet the minimum lot width for a corner lot and provide a 42 foot wide right-of-way for the entrance road in this circumstance. While the additional area will not resolve the substandard width, this action demonstrates that the applicant is taking every step possible to address any concerns and attain as much compliance with the code as possible. C. HEARING EXHIBITS: Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Exhibit 2: Preliminary Plat Control Plan (dated 12/04/2002) Exhibit 3: Topography, Utilities and Grading Plan (dated 12/04/2002) Exhibit 4: Tree Inventory Plan (dated 12/04/2002) Exhibit 5: Slope Analysis (dated 12/04/2002) Exhibit 6: Street Profiles (dated 04/22/2002) Exhibit 7: Zoning Map: Sheet D5 East (dated 03/21/02) D. GENERAL INFORMATION: 1. Owner of Record: Patricia L. Wilson 1075 Bellevue Way NE #1500 Bellevue, WA 98004 2. Zoning Designation: Residential —8 Dwelling Units per Acre (R-8) 3. Comprehensive Plan Residential Single Family (RSF) Land Use Designation: 4. Existing Site Use: New Lots 10 and 11 are developed with single family homes. 5. Neighborhood Characteristics: North: Honey Creek Greenway; R-1 zoning East: Single family residential; R-8 zoning South: Single family residential; R-8 zoning West: Power Transmission Line & Housing Authority; RM-C zoning hexrptElleRain.doc City of Renton P/B/PW Department .aliminary Report to the Hearing Examiner ELLE RAIN PRELIMINARY PLAT LUA-02-047, PP, ECF, V-H PUBLIC HEARING DATE:April 8, 2003 Page 4 of 10 6. Access: New 42 foot wide (new Monroe Court NE) City of Renton public street extending north from NE 17`h Place and private access easements. 7. Site Area: 1.78 acres (77,537 square feet) 8. Project Data: area Comments Existing Building Area: 3,255 sf Two single family residences to remain. New Building Area: N/A N/A Total Building Area: N/A N/A E. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Annexation N/A 1627 & 4337 08/06/1957 & 12/16/1991 Comprehensive Plan N/A 4498 02/20/1995 Zoning N/A 4404 06/07/1993 F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts Section 4-2-020: Purpose and Intent of Zoning Districts Section 4-2-070: Zoning Use Table Section 4-2-110: Residential Development Standards 2. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations Section 4-4-060: Grading, Excavation and Mining Regulations Section 4-4-080: Parking, Loading and Driveway Regulations Section 4-4-130: Tree Cutting and Land Clearing Regulations 3. Chapter 6 Streets and Utility Standards Section 4-6-060: Street Standards 4. Chapter 7 Subdivision Regulations Section 4-7-050: General Outline of Subdivision, Short Plat and Lot Line Adjustment Procedures Section 4-7-080: Detailed Procedures for Subdivision Section 4-7-120: Compatibility with Existing Land Use and Plan-General Requirements and Minimum Standards Section 4-7-150: Streets—General Requirements and Minimum Standards Section 4-7-160: Residential Blocks— General Requirements and Minimum Standards Section 4-7-170: Residential Lots— General Requirements and Minimum Standards Section 4-7-220: Hillside Subdivisions 5. Chapter 9 Procedures and Review Criteria 6. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element: Residential Single Family objectives and policies; Residential Streets objectives and policies; Subdivision of Land objectives and policies. 2. Housing Element 3. Environmental Element hexrptElleRain.doc City of Renton P/B/PW Department 3liminary Report to the Hearing Examine. ELLE RAIN PRELIMINARY PLAT LUA-02-047, PP, ECF, V-H PUBLIC HEARING DATE:April 8, 2003 Page 5 of 1 c H. DEPARTMENT ANALYSIS: 1. PROJECT DESCRIPTION/BACKGROUND The applicant has proposed to subdivide a two parcel, 1.78-acre site into 11 lots intended for detached single family homes. The site is currently developed with two single family residences which would remain within the plat; a home on new Lot 11 (currently on Lot 2 of the Honey Creek Park plat) and a recently constructed single family home on new Lot 10. A portion of a landscape easement is located within proposed Lot 7 and Tract A (future detention facility). A variance to the required lot width for new Lot 11 is requested as part of the project. The proposed lots would range from 4,519 square feet to 8,959 square feet in size. The project includes the installation of utilities and the dedication of a 42-foot wide residential street extending north from NE 17th Place and terminating in a cul-de-sac. Approximately 14,912 square feet is identified as public street right-of-way dedication (Monroe Ct. NE) to the City of Renton. After the right-of-way deduction from the gross site area, the net site area would be 1.44 acres. The density would be 7.67 dwelling units per net acre. The site has an average slope of 20% and is considered a hillside subdivision. Access would be via new Monroe Court NE extending north from NE 17`h Place and Lot 10 is accessed from a private 20 foot easement. A geotechnical report and an independent secondary review of the report were completed. The report indicated that the soils are unstable due to the moisture content and may pose construction problems during wet months. To address potential erosion and landslide impacts, the Environmental Review Committee placed several mitigation measures on the project. 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on March 10, 2003, the Environmental Review Committee issued a Determination of Non-Significance - Mitigated (DNS-M) for the Elle Rain Preliminary Plat. The DNS-M included nine mitigation measures. A 14-day appeal period commenced on March 10, 2003 and ended on March 24, 2003. No appeals of the threshold determination were filed. 3. COMPLIANCE WITH ERC MITIGATION MEASURES Based on an analysis of the probable impacts from the proposal, the Environmental Review Committee issued the following mitigation measures with the Determination of Non-Significance — Mitigated (DNS-M): 1. The applicant shall be required to limit site construction activities (clearing, grading, road and utility installation) during relatively dry months (April through October). If possible, site clearing and grading should be performed in stages, with successive stages not being cleared until erosion control measures of the previous stage are in place. 2. The applicant shall install a silt fence along the down slope perimeter of the area that is to be disturbed. The silt fence shall be in place before clearing and grading is initiated, and shall be constructed in conformance with the specifications presented in the King County Surface Water Design Manual. This will be required during the construction of both off-site and on-site improvements as well as building construction. 3. Shallow drainage swales shall be constructed to intercept surface water flow and route the flow away from the construction area to a stabilized discharge point. Vegetation growth shall be established in the ditch by seeding or placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from erosion and to reduce flow rates. The design and construction of drainage swales shall conform to the specifications presented in the KCSWDM. Temporary pipe systems can also be used to convey stormwater across the site. This will be required during the construction of both off-site and on-site improvements as well as building construction. hexrptElleRain.doc City of Renton P/B/PW Department 3liminary Report to the Hearing Examine; ELLE RAIN PRELIMINARY PLAT LUA-02-047, PP, ECF, V-H PUBLIC HEARING DATE:April 8, 2003 Page 6 of 1( 4. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site during the construction of both off-site and on-site improvements as well as building construction. 5. Weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation shall be submitted by the project Engineer of record to the public works inspector. Certification of the installation, maintenance and proper removal of the erosion control facilities shall be required prior to recording of the plat. 6. The applicant shall be required to design the project according to the 1998 King County Surface Water Design Manual Level 2 Flow Control. 7. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of$488.00 per new single family lot with credit given for two existing residences. The fee shall be paid prior to the recording of the final plat. 8. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip with the project with credit given for two existing residences. The fee shall be paid prior to the recording of the final plat. 9. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single family lot with credit given for two existing residences. The fee shall be paid prior to the recording of the final plat. 4. STAFF REVIEW COMMENTS Representatives from various city departments have reviewed the application materials to identify and address site plan issues from the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of the report. 5. CONSISTENCY WITH PRELIMINARY PLAT CRITERIA: Approval of a plat is based upon several factors. The following preliminary plat criteria have been established to assist decision makers in the review of the subdivision: (a) Compliance with the Comprehensive Plan Designation. The subject site is designated Residential Single Family (RSF) on the Comprehensive Plan Land Use Map. The objective established by the RSF designation is to protect and enhance single family neighborhoods. The proposal is consistent with the RSF designation in that it would provide for the future construction of single family homes and would promote goals of infill development. The proposed plat is consistent with the following RSF policies: Policy LU-34. Net development densities should fall within a range of 5 to 8 dwelling units per acre in Residential Single Family neighborhoods. The proposed plat has a density of 7.67 du/net acre which is within the allowable density range. Policy LU-35. A minimum lot size of 4,500 square feet should be allowed in single family residential neighborhoods except when flexible development standards are used for project review. All eleven lots exceed the 4,500 square foot minimum lot size. The smallest lot is 4,519 square feet and the largest is 8,959 square feet. Policy LU-40. New plats developed at higher densities within existing neighborhoods should be designed to incorporate street locations, lot configurations, and building envelopes which address privacy and quality of life for existing residents. Although the new lots are at a higher density than the Honey Creek Park Subdivision to the south, the dimensions of lots abutting these larger lots are similar so there should be little adverse impact. Policy LU-73. Residential streets should be constructed to the narrowest widths (distance from curb to curb) feasible without impeding emergency vehicle access. A reduced right-of-way to 42 foot wide street from the standard 50 foot r.o.w. for residential streets is proposed. The applicant hexrptElleRain.doc City of Renton P/B/PW Department .3liminary Report to the Hearing Examine ELLE RAIN PRELIMINARY PLAT LUA-02-047, PP, ECF, V-H PUBLIC HEARING DATE:April 8, 2003 Page 7 of 1 i initially requested a reduced right-of-way to 34 feet which was denied. The 42 foot right-of-way provides for emergency vehicle access on a road with a potential grade up to 15%. (b) Compliance with the Underlying Zoning Designation. The 1.78 -acre site is designated Residential — 8 Dwelling Units per Acre (R-8) on the City of Renton Zoning Map. The proposed development would allow for the future construction of up to 11 new dwelling units, with two existing residences to remain, along with associated plat improvements. Density — The allowed density range in the R-8 zone is a minimum of 5.0 to a maximum of 8.0 dwelling units per acre (du/ac)for lots exceeding 0.50-acre in size. Net density is calculated after critical areas and public rights-of-way are deducted from the gross acreage of the site. After the deduction of the public roadway (14,912 square feet) from the 77,584 gross square foot site (77,584 gross square feet — 14,912 square feet total deducted area = 62,672 net square feet / 1.44 net acres), the proposal would arrive at a net density of 7.67 dwelling units per acre (11 units / 1.44 acre = 7.67 du/ac). The proposed plat complies with the density requirement for the R-8 zoning designation. Lot Dimensions— Lot widths range from 50 to 60 feet and lot depths are proposed from 75 to 110 feet and meet the minimum requirements. The proposed short plat would create 11 lots with the following lot sizes: Lot Size (square feet) Access 1 4,700 Monroe Ct. NE 2 4,639 Monroe Ct. NE 3 6,141 Monroe Ct. NE 4 4,704 20' Private Easement 5 4,551 Monroe Ct. NE 6 4,543 Monroe Ct. NE 7 6,070 Monroe Ct. NE 8 4,519 Monroe Ct. NE 9 4,954 Monroe Ct. NE 10 8,959 I 20' Private Easement 11 5,147 ' Monroe Ct. NE Tract A 3,735 ! 20' Private Easement Setbacks—The plat plan includes setback lines for each lot showing potential building envelopes. The proposed envelopes indicate the appropriate building setbacks as required by the R-8 zone, including front and rear yard setbacks of 20 feet and interior side yard setbacks of 5 feet. However, a front yard setback of 15 feet is allowed for the primary structure and 20 feet for attached garages which access from the front yard street for those streets created after September 1, 1995. Monroe Court NE is a new public road. The R-8 development standard would allow Lots 1 through 3 and Lots 5 through 9 to have a 15 foot front yard setback for the primary structure. Lot 11 would have its front yard facing NE 17th Place and would require a 20 foot front yard and a 15 foot side yard along a street as shown. Lots 4 and 10 access private easements and would require 20 foot front yard setbacks. Building Standards—The R-8 zone permits one single family residential structure per lot. Each of the proposed lots would support the construction of one detached unit. Accessory structures are permitted at a maximum number of two per lot at 720 square feet each, or one per lot at 1,000 square feet in size. The R-8 zone permits accessory structures only when associated with a primary structure located on the same parcel. No outbuildings are noted on the preliminary plat plan. Building height in the R-8 zone is limited to two stories and 30 feet for primary structures and 15 feet for detached accessory structures. For lots greater than 5,000 square feet in size, the maximum building coverage is 35% or 2,500 square feet, whichever is greater. The proposal's compliance with these building standards would be verified prior to the issuance of individual building permits. hexrptElleRain.doc City of Renton P/B/PW Department . .sliminary Report to the Hearing Examine ELLE RAIN PRELIMINARY PLAT LUA-02-047, PP, ECF, V-H PUBLIC HEARING DATE:April 8, 2003 Page 8 of 1 r (c) Compliance with Subdivision Regulations. Lot Arrangement: Side lot lines are to be at right angles to street lines, and each lot must have access to a public street or road. Access may be by private access easement per the requirements of the Street Improvement Ordinance. The side lot lines of the proposed lots are at right angles to street lines. The majority of the lots would have direct frontage to a public roadway — Lots 1 - 3, 5 — 9 and 11. Lots 4 and 10 would have access provided by a 20 foot private access easement. All eleven lots comply with arrangement and access requirements of the Subdivision Regulations. Lots: The size, shape and orientation of lots shall meet the minimum area and width requirements of the applicable zoning classification and shall be appropriate for the type of development and use contemplated. Each of the proposed lots satisfies the minimum lot area and width requirements of the R-8 zone, with the exception of new Lot 11. Lot 11 is proposed to have a reduced lot width. Please refer to section on Variance for information. The plat plan includes setback lines for each lot showing potential building envelopes. When considering the required setbacks, as well as access points for each lot, the proposed lots appear to have sufficient building area for the development of suitable detached single family homes. Property Corners at Intersections: All lot corners at intersections of dedicated public rights-of- way, except alleys, shall have minimum radius of 15 feet. The proposed subdivision would create new Lot 11 to be located at the intersection of public rights-of-way. The radius shown on the preliminary plat plan indicates a 25 foot radius. The west edge (abuts Lot 1 of Honey Creek Park) of the new right-way as it intersects with NE 17`h Place is shown with a radius, but is not dimensioned. The applicant will be required to construct the minimum 15 foot radius per code. (d) Reasonableness of Proposed Boundaries Access and Street Improvements: Access to the site is proposed via a new public right-of-way, Monroe Court NE extending north from NE 17th Place. Separate 20 foot private access easements will serve Lot 4, Tract A and Lot 10. A series of residential streets would provide access to the proposed plat from NE Sunset Blvd. (a principal arterial). The length of the road from the arterial exceeds the threshold requirement for a secondary means of access (emergency access). The length is over 1,000 feet to the subject plat. A secondary means of emergency access was granted by the Renton Housing Authority. The emergency access easement was recorded (# 20030219001554) with King County on February 19, 2003. An existing gate is located at the terminus of NE 17th Place and the Housing Authority's property. In the event that emergency access is needed the gate can be opened. Monroe Court NE would be constructed with a 42 foot right-of-way, 32 feet of pavement and sidewalks along both sides. This reduced right-of-way was approved via a modification. The new public street would terminate in a cul-de-sac. A drawing was submitted with the formal land use application depicting proposed street profiles. The grade of Monroe Court NE would be slightly less than 15 percent. The 20 foot private access easement (shared driveway) located on new Lot 3 would provide access to new Lot 4. Staff recommends as a condition of the plat that new Lot 3 also utilize the 20 foot access/utility easement in order to reduce the number of curb cuts on the cul-de-sac. A drainage easement is located on new Lot 7. It is anticipated that this would provide access to Tract A. Staff recommends as a condition of the plat that the drainage easement also would be utilized for access to Tract A for maintenance purposes and be used for access to new Lot 7. This would reduce the number of curb cuts on the cul-de-sac. hexrptElleRain.doc City of Renton P/B/PW Department ?liminary Report to the Hearing Examine ELLE RAIN PRELIMINARY PLAT LUA-02-047, PP, ECF, V-H PUBLIC HEARING DATE:April 8, 2003 Page 9 of 1( New Lot 10 currently contains a recently constructed single family residence. A 20 foot access/utility easement was obtained from the abutting property owner. Access is provided off of NE 17th Place via this private driveway. In addition, staff recommends the establishment of a homeowner's association or maintenance agreement for the all common improvements, including utility easements, stormwater facilities private roadways as a condition of preliminary plat approval. The proposal would result in an increase in traffic trips to the City's street system; therefore, a Traffic Mitigation Fee has been imposed by the Environmental Review Committee as part of the SEPA Determination issued for the project and will be required prior to the recording of the plat with credit given for two existing residences. Topography: The subject site is hilly, with grades ranging from approximately 12 percent to 39 percent sloping from the west to the east. The average slope of the site is 20 percent which designates the site as a hillside subdivision. Hillside subdivisions are required to comply with specific development standards applicable to such a subdivision. The project generally complies with the following: 1) a geotechnical report has been submitted; 2) lots are slightly larger than required by the R-8 zoning designation; 3) erosion control measures have been placed on the project by the ERC; and 4) the project is under review by the Hearing Examiner(public hearing). Slopes which are greater than 25% and less than 40% are considered sensitive slopes. The applicant prepared a slope analysis map that identified slopes on the two parcel site. No slope, based on the slope analysis is greater than 39%. Sensitive slopes appear to be located within new Lots 2 through 5, 8 through 10 and a portion of the new cul-de-sac. The site is heavily forested with trees, shrubs and blackberry bushes. The tree inventory plan submitted with the application identifies 15 trees to remain and 85 trees to be removed — including maple, cotton, alder and fir trees ranging in size from 8-inches to 36-inches in caliper. All vegetation on the property would be removed as part of plat improvements with the exception of 15 trees. A recorded landscape easement is located within Tract A and Lot 7. This easement is to remain undisturbed; therefore staff recommends as a condition of plat approval that a split-rail fence or other approved barrier be installed along the entire edge of the landscape easement to denote the area. Relationship to Existing Uses: The subject site currently contains an existing single family residence which is to be rotated approximately 90 degrees on new Lot 11 (see discussion on setbacks). A new single family home was recently constructed, under separate permits, on new Lot 10. The surrounding area includes single family residences developed under the R-8 and R- 10 zoning designations and the Renton Housing Authority located in the RM-C zone. (e) Availability and Impact on Public Services (Timeliness) Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development, subject to the condition that the applicant provide Code required improvements and fees. The Environmental Review Committee has imposed the payment of a Fire Mitigation Fee based on $488.00 per new single-family home (credit given for two existing residences) in order to mitigate the project's potential impacts to emergency services. Recreation: The proposal does not provide on-site recreation areas for future residents of the proposed plat. There are existing recreational facilities in the area of the subject property and it is anticipated that the proposed development would generate additional users of existing City park and recreational facilities and programs. As required by the Environmental Review Committee, payment of a Parks Mitigation Fee (credit for the existing residences) will be required prior to the recording of the final plat. Schools: The site is located within the boundaries of the Renton School District. Renton School District No. 403 has indicated that the increased student enrollment that may result from the hexrptElleRain.doc City of Renton P/B/PW Department . .Jliminary Report to the Hearing Examinc ELLE RAIN PRELIMINARY PLAT LUA-02-047, PP, ECF, V-H PUBLIC HEARING DATE:April 8, 2003 Page 10 of development of the proposed project can be accommodated by Sierra Heights Elementary School, McKnight Middle School and Hazen High School. Based on the student generation factor. the proposed plat could result in five additional students (0.44 x 11 = 4.84). The school district has indicated that these schools would be able to support the additional students generated by the proposal. Storm water The applicant submitted a Level 1 Drainage Report, prepared by Touma Engineers, with the land use application. The report is not approved at this time. Due to the site's location within the Honey Creek drainage basin and in order to reduce potential impacts to the site and adjacent properties, the ERC placed a mitigation measure on the project to comply with the 1998 King County Surface Water Manual Level 2 Flow Control. The conceptual utility plan submitted with the land use application was found to be inconsistent with the storm drainage report. The conceptual utility plan is required to show a detention facility located in Tract A. Staff met with the project engineer to discuss the design of the drainage system. The project engineer indicated that the stormwater system (detention facility and dispersion trench) would be re-evaluated and re-designed. It will be necessary to have the drainage system redesigned and finalized prior to the issuance of construction permits. Water and Sanitary Sewer Utilities: There is a 6" 'deadend' watermain in NE 17th Place. This site is located in the 565 Pressure Zone. The static pressure at street level in NE 17th Pl. is approximately 72 psi. An 8" watermain extension is required to be installed in the proposed roadway in order to provide domestic water to serve the lots in this plat and in order to meet the fireflow requirements of installing fire hydrants capable of delivering a minimum of 1,000 GPM. This proposed plat needs to install a new 8" main from NE 17th PL to the north. There is a 12" sanitary sewer main located in the parcel to the east and an existing 8" sanitary sewer main in NE 17th Place. This project is required to install an 8" sanitary sewer main to serve this plat. The two parcel site is located in the Honey Creek Special Assessment District (SAD) and fees of$250.00 per lot will be collected at the time a construction permit is issued. 1. RECOMMENDATION: Staff recommends approval of the Elle Rain Preliminary Plat, Project File No. LUA-02-047, PP, ECF, V-H subject to the following conditions. 1. A homeowner's association or maintenance agreement shall be created concurrently with the recording of the final plat in order to establish maintenance responsibilities for all shared improvements. A draft of the document(s), if necessary, shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to recording of the final plat. 2. New Lot 3 shall be required to utilize the 20 foot access/utility easement located on said lot for vehicular access to and from Monroe Ct. NE. This condition shall be noted on the face of the final plat. 3. The drainage easement located on Lot 7 shall be required to provide vehicular access to Lot 7 and Tract A. This condition shall be noted on the face of the final plat. 4. The applicant shall be required to install a split-rail fence or other approved barrier along the entire edge of the landscape easement (Recording # 9108269012) located on Tract A and Lot 7 to denote the designated area prior to recording of the final plat. EXPIRATION PERIODS: Preliminary Plats (PP): Five (5) years from final approval (signature) date. hexrptElleRain.doc • • PORTION OF THE NW 1/4 OF THE SE 1/4 OF SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M CITY OF RENTON, STATE OF WASHINGTON / NE T7TN PL ID - -- _ --- ---- _- NFWZ7TN ST o 1 1 W `GRAPHICCALE i S•UN'SE'T z I I TL 35 (..RR)w U.) I IL 1.*-...-------- g f ' ew I VICINITY MAP 1 rz.-,__,..7,7e.s..., n I �`�, I SURVEY NOTES:...._._ 6 $ ,� _awn__ INSTRUMENT.:NIKON TOTAL STATION DTM—AIDLC I1 5 1 •. r 1 \`��� E (5 SECOND INSTRUMENT). METNOO USED:FIELD TRAY£RSE AwiN ACTUAL t� go-. "� 1 `�\ R „FIELD.. ELDMEASUREMENTSAOANGLES1^1111����ITI 5' 3 1 6 DATE OF SURVEY:. 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'� HONEY REEK A #1 �I I °eAS I I NE REA'T O.s LANDSCAPE F _ ..__a_ aa.a.vTE R.NO tr TCO O A ni TON OF NC•PMra Of AI SOWN 01,0•20.NEST r 6E r ,re-...P _ 66Av a*3"'nw I 1 1 I „n /CSICu ^4 •___ LAC /. _—_—_—_—_—_ � �— •ArnIcaul orSrA.m'w,S' raa wr<srwc ne.ml�n:.m NONE w '� 'A / NC AMCNOWT SPAN NM(SOWN nr50.10. (� 1- 1.0.2r0 NHL s i T— �.� .\: NOCE N9.NNoeN'�.si:%.ors"uir'r'rr00c oc'Weer Nrr lx xN nene•rir:oo Li°' a ,._! ; NE 7,7th PUCE -- ° r ' I S. 1 1 mo \ `\s' MA TO,IP(whew N TAS.mr NV RAv99s a BOCA BMUS Nu LIMIT. } N • MOO Mt Z Q J I I \! \ MACE iv:::a v6rrvr'm°I'.0 r�n'a rAsriai.rtr Mod.AT PONT,•MOWED NOWA rovwcr SOWN n OLOorr".rs�r i..'m . Q Z LOOL 1 I �rm„FaACNCE r TO Ka"Ec WNW,u<oura°a."e AC ANC o�'•i t %�''� -*4! I I fly '!` N6°` G=.es9'6"i.°rr�naw .N"v°du[AST o'nriro wen. PONT w ';6, ---- I -_--—I CURVE TABLE N. OWNER/DEVELOPER CURVE LENGTH RADIUS W PiCI 639 5500 PARTICIA L.6 SON ` C3 33.00 55.00 (1.0 000.WAE WAY NE/1so0 i C3 35.00 53.00LLEwE, 9600/ li� " I I G 33.00 35.00 TELEPHONE 206-233-6346 / I i I C6 SEM 35.a0 ENGINEER/SURVEYOR 1 [6 52A6 55.00 CT 15 35.00 ENPNEERS CB 35.51 2560 6632 5. IDIST PLATY,ANTE E102 C9 39.02 .00 ENT,WA 96032 // I I 1 1• - 25 J 1ELEPNONE 126-251-O66S 1X R,�n.,,a Pr�Iw.N o 9& • • • PORTION OF THE NW 1/4 OF THE SE 1/4 OF SURVEY NOTES: SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M CITY OF RENTON, STATE OF WASHINGTON =I A,- . a . ,R' •� \\ FND REBAR GRAPHIC SCALE SF CORN $6$•1 4'J7'"f __ `�. W/CAP(1\07) NEANEA, _ B6.98 \ 67.v 1 296.00` 'N a. we s, SEC 4-2, r 33.77 _ <\ 588'1 4"32""E — t ix- CALC.PO g 1 . B,•IIOI��IOI�i•I —'QC- .nr 1M12379.90(c°/)— W '�4 GI II,�,fI4 35780' — — • n or'-- --- - o`. ,!'4!�^'y1"��� rcNr - ;� NO 001 r Note I � ,�' \,O r' y'.1 r -j--'..' PY% 4 �f,." \ lax 4 SNALL EXCEED 4 a.la Wi �� re,44.41+ . \ LEGEND °SUM e ae` N°IRuous'w E CAP <\ 8r _o --- OI N�. A1'K O \ D Er a rw 0A9w 15PF r oEcauous 1RFE 2' i ; = $ ��Ij<?o •\\ o Ex u rw eAsn rtrtr x -x- ttwxFR R EE '' ' 'n0'i 6 I /I I x WATER vAL1E 1._. PMX ____-___J 8� i�`I�:� l rtte N/aRANr Q Nmas -Ili id' __ -0 S 8874;1j_E--x _ ZL_ L S 8874;52-E 444.1ret: \� 'B a wupAr+°Pw.ca�sc F ati�r PryaE •-- i�,‘ iIOIIII �4NA- ■ <N NAa a MAIL ear •^�P; '. ��� '6 c < II04 r —I \ oca�ROOCERr $ ,rII 3 :rS \ 3 • < %3 ri*•�.•.` -5' 3, ^ ' .\ ''Teti 11OR 1N I Ex Nang I \ _ !I 144 ��14 0-0, 4 ��`� _ \ �I \�\ W q r Na7724e_ty' 7 tis7b 1 PARCEL A \ M ��' *sp \ s \$ 1 =40' Nth E s i 0' 2 ' _._ ei s.•,,, /CAP(I\pv \> \T� ----.. * N \ \ l cl):_ B.1B 8 - I :1 ��® 3 �•E l i - _ 10 ss caEss \ \\\ �4111110kfir" I , • • ow, // o _.64 - _ \ 1 $eero9.40'E �`i ''• �4o.aa' 7.a \.J 2 ., II I 1 85I 1 ';I�O-�l I • ‘\ $88 09"40 E V.,3.65�u `f' i `� '" ;11. IN a fl I Q - \ I,nrp7" - -� I END REBAR ? .•. a —— —— "-al &ae et I I W/CAP(1\01) o I �I III r }�'�I "59" c- - 31. 1 I t 1 (p Cam? LOT 1 ExN01I9E I' IaI_ {x EXMa/SE '— LOT 3 LOt4 aA' LOT Ss 01. � .. i I 0- I HONEY CREEK PARK— I rtt�rN j EY EEKA� NCFxmN(aea.NN) ol�Nv n.JM]a e•awaN ,S,I 'I. e R�360.0Q .� s_.00 { 8a. B7 Nv¢-3e1.ee'e•COPED ovr t o Ton 26.31 ai73 END REBAR' I I. OMto-081 w } ... -- ._IA.O. 94..• I �--� W/CAP(1\02) II I. / --� d 40 MON IN CASE 46 ._y LLA (01\07) FND REBAR a - x i02)i CS 1 ID w b NE �7t�7 R 4 a � i8 n ii i • • • PORTION OF THE NW 1/4 OF THE SE 1/4 OF SURVEY NOTES: 4 SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M �Jy�a CI TY OF REN TON, STATE OF WASHINGTON (�`I ' ',\' � �' \ \ \ �` `� C0110NGRAPHIC SCALE �iN 1 1 • ., , FWD REBAR SE Co J `''O. �__.\`tea\,• -,,74' E `` .10 _ W/CAP(7\07) =�- _ NE4.N �. ,5, •L r as,T` — •\ S8814'32'E cad 1 CAW •3@379.90 co/ � � ? ii —`.r — — —\ uze1111F n TREES TO BE REMOVED 1 ►'^fit , z` ws!L•:� \ w per_ .• �'.7 to ` �I���.5 6a74:72"E Gf:�:`j�.� \\ TREES TO BE RETAINED Q 4. )117.2. l. I ''1 '' .`ab ` �1 ` r �!� g ?�jfif, NP. ( # 5 { r I orb I 41 "9 ry \ Witiq. �� I ",�*fir ;`. tie. ':0' I \\\ q •• 1 I/ 11 11 ♦ W/CAP(1\02) l—__J 1 \ ? 5 1 anT . W des 1 ;PARCEL A \ t _0 sit* .... \ & PLlia`�• *lr + P ~ \ III yy _• 1/440, Pii„..-,L-,. $yam -- �►G�'•'!:R W J ✓' c ,4 \ FND ROM? 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W W „ FN.•BRA Ku _ 94.=• 1 1 'Zb ��� ._ %CAPE(02) Air j OsllO� J lY ,WO MAN IN CASE �Z.(b I 11I W (0/\02) - ,y6 4` I � FND REBAR /I000• - -__.S sett•• E(/SA1) JQ ZI_�—__-- I / 7Txar(MrAsl - iI:\ 15' --- --1 — �eo I WTS' lI NF �fti of -- I _ i'l1 � "r PORTION OF THE NW 1/4 OF THE SE 1/4 OF GRAPHIC SCALE 4 SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M .= �� CITY OF RENTON, STATE OF WASHINGTON 69 _ : �c._�.MA.l`:I� ►��A��(aiy.•.���A.��Iwi.��_� _ \`\ SB874'J2'£ 2379.90(cc/) , ..■....,�----emu■; 11i(1� •I 7� • itr-V•014174►.forit�°llIa 31 `I O+ �I Oi O410 i ,■a SLOPE 0 TO 10% .•.4'�Oi.�°i�►I��a�J�4.eI'.`.■..�.�..J Off. 4I .01• .I��. ,�or 1 ,�.a. ��`,��4►♦�4�' ►�r�#►1�♦Lno"aaa■►♦��`1`��r��►��♦�1V��4�•��r�` °�►�64 ar■ .■ N �.•I�s.I o E .4,40♦!S�p,....0♦./,�� I����1�% lIkVA5��I,O0,1i `O��*' IOi i�4I��eOA-�, ,■■■ ■i ` �si!s�i, SLOPES 11 TO 25% OTIV47i1HIH11111►p't!stl�I�:�i1► .....:��IO+VWciIOO``�.4:+.1"4. �..�L,-- .■■,...1 Taffij "- 41 4 4 0 4:i •d l - SLOPES 26 TO 3990 J - --�� - �� ■1■■alp 1■ni■itlir iwitr•"I' v41 '.. #••el;►`$$$$444•I4...tv 446,40,��4.*A•.�+"...e#,����I�Y n i■■■ IJJ, au! : ::r,A01'♦�` -`,v►vr�r[a�c_tL_-- �^ II/ir S.I !�I .VA 6 4 � .11u■� cxfiausE I SLOPES > 40 9• , I.."' i.■f1■11 4�`►Fs VW 4•l• $I ., I ♦"� '\Arran ■■InEU■■.Mr��`��.�" *,..&. rrs��iacsiiniNM!mm, .,,,4. ,4:�'���,0�.�.•���$4 4,,■■■■,.- ' , q MIMShiuni°� 4�1 ♦ - .■ua■►�••o.�Ir •�Ir 4�I' �.♦ , +►s.-sm1 ! 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I4A,� 4404**St c4j►•-**40 n4.*I14►�i� ./-''Rr-r_Cr1'earali 2 1 % i i $ ' 8 �,;�•4.���:�� �•-I� �, '4. � '�a , ' +, .,cgo p.,AI--. , i 1,\1,�'I FND/CAP(7\02) I R FNDIEBAR LOT 1 °"°°` ,. i 'II�i4.,��.�s.�AI�'6 ■I LOT 53 'ol, I f I I w PP �i� �I �� ii Elf a LOT 3 8 LOt 4 Rr��' 1 b I I.I I "sr O F ►r�II�'�1:I4a.;��r4 cam" +a \. ç IHONEY CREEK PARKb 2DL " A►IIt, r -- m6 HONEY REEK IA '<C g ,I �_52.BD Z 9400 r.02 � I G7 13��-'1� FND REBAR I DNta-•• W � 94. A. ♦�►01 a v..o0 • e..00 W/CAP(7\0 I 1 , / -- O ..��:,•i. -• a --- - 4'. 1 ,. Lai 41 NON 7N CASEN (07\02, .reI FND REBAR J C_ ti - ,.Qy-_ - --S_ [("_'".1__ - ss a - --_ b a�T' 's\`IW/CAP(I\01 W inn vur _ y 1 ---- 1lG DT(IIEAS) --T�--�--L `; ` `�\ .„ 2I1 I NE I th PLACE I ��4 s „� I I , . 'n PORTION OF THE NW 1/4 OF THE SE 1/4 OF SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M $ CITY OF RENTON, STATE OF WASHINGTON SURVEY NOTES: 400 390 380 370 J60' �` -� __ / I p 6 3s . DATUM ELEV 340 00 h b h O b O b ^ b IYn�^n_'�J. qq y¢ b q „„ R N 1� .., Oyi C b 8 S "'f ti n n n ^ ti 0+00 1+00 2+00 3+00 4+00 5+00 iliCi-j ] SANITARY SEWER PROFILE PN STA 1+84.75 ¢1si PV1 ELEV:J97.8J 111 • A.D. =-1300 '.i K..8.15 = uo war VC n h b .�u - n Pl4 STA k 3+18.51 @ g i p Q u< b PSI ELEV=3/4./6 j 9 E j e, A.D. 10.00 y y K .w 777 no \ 0 Y Z HFloaeo J d N J,Aa H., -.J 0,.. h gii A �n 9 1 .,. ' 5+00 6+00 I93 n Ih n I.; -.. I WIPES niru.s SANTIARTY SEWER PROFILE "°° "°° "°° i STREET PROFILE "5c° y V1 EL,- SE 95th Pl. co n -rtilk, N C. �TI ` -V 1 + /SE 98th __ j ! ._- fJ R=8 SE 99t t. i26thl 46 P1.'. I� SE 100th t. 011$1 ! 1 , -.7--18111-s:iq, 4i c.1 RC 1ES 01 st St. Rrs I •• _o tN; - -- p- rn NE 102nd I "_;`-- 44 � �$ </,/ CD �R St. w R.. / -c ..,._, -Ng nd 1.1 , , g;8 --- 2 1`7' 0 In z , :. - R /-/iti- -1�j-1 ff .~ _i 1 W Nr._ .. rs _ I � � ►' to .�'--r IR_1 - J [R=$ :� _ , ; a ► `' gtTE `V �,� °' �- —T - -r-- - ?/ r. !N t R-8 -1`t8 -RNE -- h , - - -- /� - l.l I / /A•> I I --• - a. __ABA 1\1_ t; ; / RT.-4i .-1 ),-- — . �M— �zI-T1 I ��� jNE1thIS€ Ij1'tH `F' ov , ; • + ..gyp. _.. I . y t ,� .4_, 1 •-- Rr-8 I 1 gm 10 _ �i7 , ��, R _ • — --- -J .. ��� o , R710 R iLN % !:i • " i r ZCLT — 8j , ,,,j — . 11 . I a! I NE 3.2liti i''-, t N. j4i : - R 8 8 E5 - 9 T23N R5E E 1/2 ? �0 .pa 5 O D ZONING ---- Ron a.�, u ,:.aoo ' ' P/B/PW TECHNICAL SERVICES o3rzvoz Nfr 4 T23N R5E E 1/2 CITY PF RENTO40N ..LL Planning/Building/PublicWorks Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator April 1, 2003 Tom Touma Touma Engineers 6632 S. 191st PI., Ste. E102 Kent,WA 98035 SUBJECT: Elle Rain Preliminary Plat LUA-02-047,PP,EC F,V-H Dear Mr. Touma: This letter is to inform you that the appeal period has ended for the Environmental Review Committee's (ERC) Determination of Non-Significance - Mitigated for the above-referenced project. No appeals were filed on the ERC determination. This decision is final and application for the appropriately required permits may proceed. The applicant must comply with all ERC Mitigation Measures and Advisory Notes of Approval. If you have any questions, please feel free to contact me at(425)430-7382. For the Environmental Review Committee, Susan Fiala Senior Planner cc: Patricia Wilson/Owner R. Grover,G. Zable, C. Betancourt, S. Huzzy, M. McCombs, J.Mitsunaga, C. & E. Tucker/Parties of Record bINML.UU O R E N T O N 1055 South Grady Way-Renton,Washington 98055 recycled AHEAD OF THE CURVE ®This paper contains 50% material,30%post consumer AFFIDAVIT OF PUBLICATION NOTICE OF ENVIRONMENTAL DETERMINATION Barbara Alther, first duly sworn on oath states that he/she is the Legal Clerk of the ENVIRONMENTAL REVIEW COMMITTEE KingCounty Journal RENTON,WASHINGTON ou y The Environmental Review 600 S.Washington Avenue,Kent,Washington 98032 Committee has issued a Determination of Non-Significance- Mitigated for the following project a daily newspaper published seven(7)times a week. Said newspaper is a legal newspaper of under the authority of the Renton general publication and is now and has been for more than six months prior to the date of Municipal Code. publication, referred to, printed andpublished in the English language continuallyas a dailyELLE RAIN 9 PRELIMINARY PLAT newspaper in Kent, King County,Washington. The King County Journal has been approved as a LUA-02-047,ECF,PP legal newspaper by order of the Superior Court of the State of Washington for King County. Environmental (SEPA) Review The notice in the exact form attached,was published in the King County Journal(and not and Preliminary Plat approval for an 11-lot subdivision. If utility in supplemental form)which was regularly distributed to the subscribers during the below stated design would extend lines into period. The annexed notice,a protected slopes and within 25 ft. of Honey Creek, the proposal Elle Rain Preliminary Plat would require a variance. Location: North of NE 17th P1. & publishedMonr on: 3/10/03 ae Ave.NE. as Appeals of the environmental determination must be filed in The full amount of the fee charged for said foregoing publication is the sum of$88.50,charged to writing on or before 5:00 PM March Acct. No.8051067. 24, 2003. Appeals must be filed in writing together with the required $75.00 application fee with:Hearing The cost above includes a$6.00 fee for the printing of the affidavits. Examiner, City of Renton, 1055' South Grady Way,Renton,WA 98055. Legal Number 845305 AAdf Appeals to the Examiner are 7>iir vrned by City of Renton 10.B [' Municipal Code Section 4-8-110.B. Additional information regarding the Legal Clerk, King County Journal appeal process may be obtained from the Renton City Clerk's Office,(425) 430-6510. QQ�1. A Public Hearing•will be held by Subscribed and sworn before me on this i day of J.A. 2003 the Renton Hearing Examiner in the 1 4 Council Chambers, City Hall, on ``````1%11;10111,i, , LN ,Jl- N U r'(C April 8,2003 at 9:00 AM to consider the Preliminary Plat. If the ,.....SS1JN fly! �i otary Public of the State of Washing n Environmental the Determinationapp ) be heard as `�.�y►: M� Fx°, ✓,'- residing in Renton part of this public hearing. �;4� c�,f,., ,n z King County,Washington Published in the King County Zit: Np T A y v' Journal March 10,2003.#845305 —.-- DEVELOPMENT PLANNING • •T p �°UB�‘ , b,r CITY OF RENTON o'',fr �? s , 1 �,, APR2003 CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the { day of 1 f I , 2003, I deposited in the mails of the United States, a sealed envelope containing I Pf E part i-71.,,e ,._ ,F r Y[ O L 1.K documents. This information was sent to: Name Representing 1) 1 i')‘'. (5o n 011014.6' V ._ i Q WI I Ocx rvt Gk- (en. 1 c�L fi lkCi l Vv1011 ` v Q L1 ' �� . fir, acjz C/A ikt V 6t, . 1 IA( o„, SeVAZZ t1 fAil A v hi c (ov,"105 II r — Ir� 1, 0 c 1,� .e Of'f' (45U �,„ psa. .— ii II 0 14(0 k d .il 4 4 PIOL- ‘--r tt 40/ — (Signature of Sender) GZ —v, > STATE OF WASHINGTON ) ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that 4 Arc( -e46ozz4.��' signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated. All,_. >; 0c?_ a}L�. -. �(. 0-�,. c/(L 1 MA"I g"KA`,gc�. ,. r No a( ry Public in d for the State of Washington NOTARY PUBLIC Notary(Print) MA YN KAMCHEFF STATE OF WASHINGTON My APPOINTMENT EXPIRES:6 29 03 COMMISSION EXPIRES My appointment expires. DUNE 23,20G3 Project Name: II,e 6; Pre ( , /2/41- Project Number: Lull OZ - D J1r- PP, ECF; � H NOTARY.000 TOUMA ENG.ivEERS & LAND SURVEYORS April 1,2003 Susan Fiala Development/Planning Development Services City of Renton 1055 South Grady Way Renton,WA 98022 Subject:Elle Rain Preliminary Plat Dear Susan: In accordance with the City Code 4-6-070B we request to reduce the right of way width for 50 feet to 42 feet for the proposed access road that would serve the lots within the Elle Rain subdivision.The reduction of right of way width will provide extra area to be used for additional lot,which could not be platted without the reduction. If you have any question with respect to this request,please call me.Thank you. Sincerely, Mom `-TOM"Touma,PE/PLS cc.Patricia Wilson 1`` S ,6si Nora 6632 S. 191st PI., Suite E-102, Kent,Washington 98032 • Phone: (425) 251-0665 • Fax: (425) 251-0625 e-mail: mhtouma@aol.com • TOUMA ENGINEERS & LAND SURVEYORS 6632 S 191 sr PLACE,SUITE E-102,KENT,WA 98032 TEL 425-251-0665 FAX 425-251-0625 E-mail Address:mhtoumatbaol.corn Transmittal Ameta Henninger March 18 2003 TO: Date: City of Renton 1055 South Grady Way Renton,WA 98043 \ SUBJECT: ELLE RAIN PRELIMINARY PLAT—LEVEL I r LUA 02 -O'� 7 ) FROM: Tom Touma This is in reference to our recent meeting with you and Susan with respect to the storm drainage system proposed for the subject site.You have requested that the outfall from the site should be less than 0.5 cfs from the pond for a 100-year storm.The Level I report submitted using the 1998 King County Surface Water Manual created a series for both existing and developed.The 100 year existing peak flow measured at 0.274 cfs and the peak flow for the developed flow measured at 0.715 cfs. In our discussion we ascertained that the developed outflow should be limited to 0.5 cfs before discharging (through a spreader) over the steep slopes.We have analyzed the detention facilities in terms of allowing only 0.5 cfs(100-year storm) and came up with results which increased the storage tank from 38.7'x38.7'x 6 feet deep to 50'x 40'x 6 feet deep. I am attaching the Retention/detention Facility calculations for the new tank based on release of 0.49 cfs,slightly less than 0.5 cfs for your review.Also, I have attached the Flow Frequency Analysis depicting peak flows for the various storms including the 100 year storm.A chart is attached depicting the development peak flows as compared to the existing flows. You will note that the developed peak flows are less than the required 05.0 cfs Please add these two pages to the report previously submitted in March 21,2002. If you have any question regarding this transmittal, please call me.Thanks CITRECOEIVED APR 0 1 2003 BUILDING DIVISION /o,0j Retention/Detention Facility Type of Facility: Detention Vault Facility Length: 50.00 ft Facility Width: 40.00 ft Facility Area: 2000. sq. ft Effective Storage Depth: 6.00 ft Stage 0 Elevation: 0.00 ft Storage Volume: 12000. cu. ft Riser Head: 6.00 ft Riser Diameter: 12.00 inches Number of orifices: 2 Full Head Pipe Orifice # Height Diameter Discharge Diameter (ft) (in) (CFS) (in) 1 0.00 1.35 0.121 2 5.20 4.50 0.491 8.0 Top Notch Weir: None Outflow Rating Curve: None Flow Frequency Analysis Time Series File:rdout.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--- Flow Frequency Analysis Flow Rate Rank Time of Peak - - Peaks - - Rank Return Prob (CFS) (CFS) (ft) Period 0.255 2 2/09/01 16:00 0.490 5.67 1 100.00 0.990 0.064 7 1/06/02 6:00 0.255 5.43 2 25.00 0.960 0.104 5 2/28/03 7:00 0.113 5.16 3 10.00 0.900 0.055 8 8/24/04 0:00 0.110 4.91 4 5.00 0.800 0.084 6 1/05/05 15:00 0.104 4.37 5 3.00 0.667 0.110 4 1/18/06 23:00 0.084 2. 92 6 2.00 0.500 0.113 3 11/24/06 8:00 0.064 1.64 7 1.30 0.231 0.490 1 1/09/08 10:00 0.055 1.26 8 1.10 0.091 Computed Peaks r 0.412 5.55 50.00 0.980 Return Period 2 5 10 20 50 100 10° rdout.pks in Sea-Tac ♦ RDOUT.pks • 71910EX.pks . R j • , i ,0-1 • i i H 1 J • i • ♦ H • • LL ! • • 0 , 00 ♦ • a) 1 1 ♦ v) 10' co _ L U co • 0 ♦ ,n— • 10'2 1 2 5 10 20 30 40 50 60 70 80 90 95 98 99 N.OT10E ENVIRONMENTAL DETERMINATION &PUBLIC HEARING POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: ELLE RAIN PRELIMINARY PLAT PROJECT NUMBER: LUA-02-047,ECF,PP DESCRIPTION AND LOCATION:The applicant is requesting Environmental (SERA) Review and Preliminary Plat approval for the 114ot subdivision of a 1.78-acre site.The site is comprised of two parcels.The parcel which contains the single family residence(proposed to remain within the plat on new Lot 11)is addressed as 3316 NE 17'Place.The second parcel is 1.65 acres and contains a recently constructed single family home(on proposed new Lot 10).The residential plat would create 11 lots intended for the construction of detached single family homes—lots ranging in size from 4,519 square feet to 8,959 square feet.Location:North of NE 17'Place and Monroe Ave.NE. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. APPEALS OF THE ENVIRONMENTAL DETERMINATION MUST BE FILED IN WRITING ON OR BEFORE 5:00 PM MARCH 24,2003. APPEALS MUST BE FILED IN WRITING TOGETHER WITH THE REQUIRED$75.00 APPLICATION FEE WITH:HEARING EXAMINER,CITY OF RENTON, 1055 SOUTH GRADY WAY, RENTON, WA 98055. APPEALS TO THE EXAMINER ARE GOVERNED BY CITY OF RENTON MUNICIPAL CODE SECTION 4-8-110.B. ADDITIONAL INFORMATION REGARDING THE APPEAL PROCESS MAY BE OBTAINED FROM THE RENTON CITY CLERK'S OFFICE,(425)430-6510. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON,WASHINGTON,ON APRIL 8,2003 AT 9:00 AM TO CONSIDER THE PRELIMINARY PLAT IF THE ENVIRONMENTAL DETERMINATION IS APPEALED,THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING. • •y���tt b �i i.TY _ J 6a[r CHICK I �P.. • • \ f a / esr J rt • /wy��1 1 1 /(7R't ^ S a . ! a_�Irta�llc I1 d'. B •E. IWO. •m •�.i ] i Pr AlIir�I�A ,[y1,, vat Girl t -. @1w� ,;. . f�j(; i.-..-..�vyi /il �S Lill 1�T t 3121 ]t p' �a A ii5 L011tc FOR FURTHER INFORMATION,PLEASE CONTACT THE CITY OF RENTON,DEVELOPMENT SERVICES DIVISION AT(425)430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please Include the project NUMBER when calling for proper file identification. CERTIFICATION • /i?.k6G�. iy I, inc , hereby certify that 3 copies of the above document were posted by me in 3 conspicuous places on or nearby the described property on /`?ni , /(4.4-eat., /0 � Zoo 3 T J_--P7 ' t ,,1 _ mO Signed: X/Ze4 ATTEST:Subsei.ed • a. be ore me,a Notary Public,in and for the State of , ,` t..ail 0!�a.% ,on the P dayof cam` CA'LP c nr)-6-- i NOTARY PUBLIC STATE OF WASHINGTONJ • COMMISSION EXPIRES MARILYN KAMCHEFF JUNE 29, 2003 MY APPOINTMENT EXPIRES:6-29-03 CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the day of YV\9-v L , 2003, I deposited in the mails of the United States, a sealed envelope containing "A( C)e)r zr t-�; .a O c dc cuments. This information was sent to: N'me Representing S I' ' I k I L'1`'( (Signature of Sender) ��. /2 STATE OF WASHINGTON ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that IL< iee '184-ct.Ki signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dat 4 (pN.----1_y . /',I C 'c _ l� yt [L ' MAHILYN KAMCHEI-F 1 Notary Public" and for the State of Wa•h'%�gton NOTARY PUBLIC F Notary(Print) MARILYN KAMCHEFF STATE OF WASHINGTON COMMISSION EXPIRES My appointment expires: JUNE 29,2003 P oject Name: P oject Number: / /1t4-O2- 62c-7 1 EGF. PP NC TARY.DOC AGENCY(DOE)LETTER MAILING (ERC DETERMINATIONS) Dept. of Ecology WDFW—Stewart Reinbold Muckleshoot Indian Tribe Fisheries Dept. Environmental Review Section c/o Department of Ecology Attn. SEPA Reviewer PO Box 47703 3190 160th Ave SE 39015— 172nd Avenue SE Olympia,WA 98504-7703 Bellevue,WA 98008 Auburn,WA 98092 WSDOT Northwest Region Duwamish Tribal Office Mr. David Dietzman Attn: Ramin Pazooki 14235 Ambaum Blvd. SW—Front A Dept. of Natural Resources King Area Dev. Serv., MS-240 Burien,WA 98166 PO Box 47015 PO Box 330310 Olympia,WA 98504-7015 Seattle,WA 98133-9710 US Army Corp. of Engineeis Ms. Shirley Marroquin Eric Swennson Seattle District Office Environmental Planning Supervisor Real Estate Services Attn: SEPA Reviewer KC Wastewater Treatment Division Seattle Public Utilities PO Box C-3755 201 South Jackson St, MS KSC-NR-050 Suite 4900, Key Tower Seattle,WA 98124 Seattle,WA 98104-3855 700 Fifth Avenue Seattle,WA 98104 KC Dev. & Environmental Serv. City of Newcastle City of Kent Attn: SEPA Section Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom,AICP 900 Oakesdale Ave. SW Director of Community Development Acting Community Dev. Director Renton,WA 98055-1219 13020 SE 72nd Place 220 Fourth Avenue South Newcastle,WA 98059 Kent,WA 98032-5895 Gary Kriedt Joe Jainga Steve Lancaster, Responsible Official Senior Environmental Planner Municipal Liaison Manager City of Tukwila Metro Transit Puget Sound Energy 6300 Southcenter Blvd. 201 South Jackson Street PO Box 90868 Tukwila,WA 98188 KSC-TR-0431 MS:XRD-01W Seattle,WA 98104-3856 Bellevue,WA 98009-0868 Note: If the Notice of Application states that it is an"Optional DNS",the following agencies and cities will need to be sent a copy of the checklist, PMT's,and the notice of application. Also note, do not mail David Dietzman any of the notices he gets his from the web. Only send him the ERC Determination paperwork. 02/27/03 a el CITY ( RENTON ..LL Planning/Building/PublicWorks Department J e Tanner,Mayor Gregg Zimmerman P.E.,Administrator March 7, 2003 Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 Subject: Environmental Determinations Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC)on March 4, 2003: DETERMINATION OF NON-SIGNIFICANCE-MITIGATED ELLE RAIN PRELIMINARY PLAT LUA-02-047,ECF,PP The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for the 11-lot subdivision of a 1.78-acre site. The site is comprised of two parcels.The parcel which contains the single family residence (proposed to remain within the plat on new Lot 11) is addressed as 3316 NE 17th Place. The second parcel is 1.65 acres and contains a recently constructed single family home (on proposed new Lot 10). The residential plat would create 11 lots intended for the construction of detached single family homes—lots ranging in size from 4,519 square feet to 8,959 square feet. Location: North of NE 17th Place and Monroe Ave. NE. Appeals of the environmental determination must be filed in writing on or before 5:00 PM March 24, 2003. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)430-6510. If you have questions, please call me at(425)430-7382. For the Environmental Revie Committee, Susan Fiala Senior Planner cc: King County Wastewater Treatment Division Larry Fisher, Department of Fisheries David F. Dietzman, Department of Natural Resources WSDOT, Northwest Region Duwamish Tribal Office Rod Malcom, Fisheries, Muckleshoot Indian Tribe (Ordinance) US Army Corp. of Engineers Enclosure agencylerrer.doc\ R E N T O N 1055 South Grady Way-Renton,Washington 98055 AHEAD OF THE CURVE This paper contains 50%recycled material,30%post consumer CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) MITIGATION MEASURES APPLICATION NO(S): LUA-02-047,PP,ECF APPLICANT: Patricia Wilson PROJECT NAME: Elle Rain Place Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for the 11-lot subdivision of a 1.78-acre site. The residential plat would create lots intended for the construction of detached single family homes — lots ranging in size from 4,519 square feet to 8,959 square feet. The existing residence located on new Lot 11 is proposed to remain within the plat. A single family home is under construction on new Lot 10 under separate building permits. The project includes the installation of utilit es and the dedication of a 34-foot wide residential street, Monroe Court NE, which would extend north from NE 17` Place and would terminate in a cul-de-sac. Also, the applicant is requesting a modification from the required 42 feet to a 34 foot wide right-of-way. The site is bounded on the west by a power transmission line easement and on the south and east by single family residential development. LOCATION OF PROPOSAL: North of NE 17th Street and Monroe Avenue NE MITIGATION MEASURES: 1. The applicant shall be required to adhere to the recommendations contained within the Geotechnical Engineering Study prepared by Geotech Consultants Inc., dated March 18, 2002, with regard to site preparation, grading, structural fill and foundations and the recommendations supplemented by the independent secondary review prepared by GEO Group Northwest, Inc, dated May 24, 2002. 2. The applicant shall be required to limit site construction activities (clearing, grading, road and utility installation) during relatively dry months (April through October). If possible, site clearing and grading should be performed in stages, with successive stages not being cleared until erosion control measures of the previous stage are in place. 3. The applicant shall install a silt fence along the down slope perimeter of the area that is to be disturbed. The silt fence shall be in place before clearing and grading is initiated, and shall be constructed in conformance with the specifications presented in the King County Surface Water Design Manual. This will be required during the construction of both off-site and on-site improvements as well as building construction. 4. Shallow drainage swales shall be constructed to intercept surface water flow and route the flow away from the construction area to a stabilized discharge point. Vegetation growth shall be established in the ditch by seeding or placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from erosion and to reduce flow rates. The design and construction of drainage swales shall conform to the specifications presented in the KCSWDM. Temporary pipe systems can also be used to convey stormwater across the site. This will be required during the construction of both off-site and on-site improvements as well as building construction. 5. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site during the construction of both off-site and on-site improvements as well as building construction. 6. Weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation shall be submitted by the project Engineer of record to the public works inspector. Certification of the installation, maintenance and proper removal of the erosion control facilities shall be required prior to recording of the plat. 7. The applicant shall be required to design the project according to the 1998 King County Surface Water Manual Level 2 Flow Control. 8. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of$488.00 per new single family lot with credit given for the existing residence prior to the recording of the final plat. 9. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip with the project with credit given for the existing residence associated prior to the recording of the final plat. 10. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single family lot with credit given for the existing residence prior to the recording of the final plat. mitigationmeasures.doc CITY OF RENTON DETERMINATION OF NON-SIGNIFICAN.- (MITIGATED) APPLICATION NO(S): LUA-02-047,ECF,PP APPLICANT: Patricia Wilson PROJECT NAME: Elle Rain Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for the 11-lot subdivision of a 1.78-acre site. The site is comprised of two parcels. The parcel which contains the singlefamily residence (proposed to remain within the plat on new Lot 11) is addressed as 3316 NE 17 Place. The second parcel is 1.65 acres and contains a recently constructed single family home (on proposed new Lot 10). The residential plat would create 11 lots intended for the construction of detached single family homes — lots ranging in size from 4,519 square feet to 8,959 square feet. LOCATION OF PROPOSAL: North of NE 17th Place and Monroe Ave. NE LEAD AGENCY: City of Renton Department of Planning/Building/Public Works Development Planning Section The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Appeals of the environmental determination must be filed in writing on or before 5:00 PM March 24, 2003. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)430-6510. PUBLICATION DATE: March 10, 2003 DATE OF DECISION: March 4, 2003 SIGNATURES: � gg Zi erm nistr t r DATE 3/y/o3 Departm of nning/Building/Public Works "1/4 a 3 Ji Shephe , Admini or DAT mmunity Services r� 3q 3 L heeler, Fire Chief DATE R ton Fire Departm-it dnsmsignature2.doc 03/07/ tJ0i 15:14 FA! 42525106:25 TO URA ENGINEERS LJUU: March 7,2003 Ms Susan Fiala,Project Manager City of Renton Nr1\NG Planning/Building/Public Works Dept. PEON lac South_ 98ss ay �0° �� pp3 SUBJECT: REQUEST FOR VARIANCE SUPPLEMENTS tk% Elle Rain Preliminary Plat W LUA-02-047,ECF,PP �i�GCj` Dear Ms.Fiala: This information is provided to supplement our previous variance request dated September 18,2002.The original"Request for variance"requested a variance to permit reduction in the width of Lot 11 front the standards of Renton Municipal Code(RMC)4-2-110A.Our request is to allow us to reduce the width of Lot 11 from 60 feet to 12 feet. RMC4-9-250 provides four review criteria for a variance.These are summarized as follows: (1) (a) The applicant suffers undue hardship (b) The variance is necessary because of special circumstances,including size,shape,topography, location or surroundings. (c) Strict application of the zoning code would deprive the owners of rigl1ta and privileges enjoyed by other property owners in the vicinity and under identical zone classification. (2) The variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone. (3) The variance is the minimum nc ccsaary to accomplish the desired purpose. With respect criterion(1),the applicant clearly suffers undue hardship.The variance is necessary because of special circumstances.Majority of the Ella Rain proposed plat(Lots 1 through 9)is landlocked from access to local streets. In order to provide access to the proposed plat,the applicant purchased Lot 2 of the Honey Creek Park plat,Lot 2 of the Honey Creek Park plat is 94 feet wide and 80 feet deep.Portion of the west 42 feet of Lot 2 is used for access to otherwise landlocked Elle Rain plat.The eastern portion of said Lot 2 is now Lot 1].The landlocked nature of the Elle Rain parcels created a special circumstance. Strict application of the zoning code would deprive this application of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification.The City has approved other plats in the vicinity for single family residential use.Further,the applicant proposes to add additional squarer footage on the north side of Lot 11,so the lot is large enough to meet minimum lot size and depth requirements.While this additional area will not resolve the substandard width,this action demonstrates that the applicant is taking every step possible to address any concerns and attain as much compliance with code as possible,The applicant is simply requesting a variance for the City to allow the applicant to construct a single-family residence on Lot.11,consistent with other lots in the vicinity. With respect to criterion(2),the variance will not be materially detrimental to the public welfare, or injurious to the property or improvements in the vicinity and zone.There is no evidence of any possible detriment,to public welfare or injury to property.Instead.,this variance would simply allow what is appropriate development for Lot 11,a single-family residence.Further the City's approach of requiring the applicant to provide a 42-foot access road and,by extension,granting a variance for Lot 11 is logical and appropriate for the public welfare. With respect to criterion(3),the variance is the rninitman necessary to accomplish the desired purpose. In order to make Loll 1 large enough to accommodate a house consistent in size with the proposed homes in Elle Rain and the existing homes in IIoney Creek Park plat,the applicant proposes to add a triangular area on the north side of Lot 11,so that the overall lot is large enough to meet minimum lot size and depth 03/07/2Q93 15:15 FAX 4252510615 luuuu+ LJvli11vC A z -- requirements.However,it is simply not physically possible to meet the minimum lot width for a corner lot and provide a 42-foot wide right of way for the entrance road in this circumstance.Therefore,a variance from the lot width requirement should be granted to avoid the loss of a usable urban infill lot. Thank you for your consideration of this variance.Please contact me if you desire additional information. 0 An. CITY 4 F RENTON "lL Planning/Building/PublicWorks Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator March 7, 2003 Tom Touma Touma Engineers 6632 S. 191st PI., Ste. E102 Kent, WA 98035 SUBJECT: Elle Rain Preliminary Plat LUA-02-047, PP, ECF Dear Mr.Touma: This letter is written on behalf of the Environmental Review Committee (ERC) and is to advise you that they have completed their review of the subject project. The ERC issued a threshold Determination of Non-Significance-Mitigated with Mitigation Measures. Please refer to the enclosed Mitigation Measures document. Appeals of the environmental determination must be filed in writing on or before 5:00 PM March 24, 2003. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)430-6510. A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers on the seventh floor of City Hall, 1055 South Grady Way, Renton, Washington, on April 8, 2003 at 9:00 AM to consider the Preliminary Plat. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff report will be mailed to you one week before the hearing. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. The preceding information will assist you in planning for implementation of your project and enable you to exercise your appeal rights more fully, if you choose to do so. If you have any questions or desire clarification of the above, please call me at (425)430-7382. For the Environmental Review Committee, Susan Fiala Senior Planner cc: R. Grover, G.Zable, Cheri Betancourt, S. Huzzy, M. McCombs/Parties of Record Patricia Wilson/Owner D a`na Kolouskova/Attorney Enclosure ansmletter.aoc RENTON 1055 South Grady Way-Renton,Washington 98055 ®This paper contains 50%recycled material,30%post consumer AHEAD OF THE CURVE CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) MITIGATION MEASURES APPLICATION NO(S): LUA-02-047,PP,ECF APPLICANT: Patricia Wilson PROJECT NAME: Elle Rain Place Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for the 11-lot subdivision of a 1.78-acre site. The residential plat would create lots intended for the construction of detached single family homes — lots ranging in size from 4,519 square feet to 8,959 square feet. The existing residence located on new Lot 11 is proposed to remain within the plat. A single family home is under construction on new Lot 10 under separate building permits. The project includes the installation of utilities and the dedication of a 34-foot wide residential street, Monroe Court NE, which would extend north from NE 17t Place and would terminate in a cul-de-sac. Also, the applicant is requesting a modification from the required 42 feet to a 34 foot wide right-of-way. The site is bounded on the west by a power transmission line easement and on the south and east by single family residential development. LOCATION OF PROPOSAL: North of NE 17th Street and Monroe Avenue NE MITIGATION MEASURES: 1. The applicant shall be required to adhere to the recommendations contained within the Geotechnical Engineering Study prepared by Geotech Consultants Inc., dated March 18, 2002, with regard to site preparation, grading, structural fill and foundations and the recommendations supplemented by the independent secondary review prepared by GEO Group Northwest, Inc, dated May 24, 2002. 2. The applicant shall be required to limit site construction activities (clearing, grading, road and utility installation) during relatively dry months (April through October). If possible, site clearing and grading should be performed in stages, with successive stages not being cleared until erosion control measures of the previous stage are in place. 3. The applicant shall install a silt fence along the down slope perimeter of the area that is to be disturbed. The silt fence shall be in place before clearing and grading is initiated, and shall be constructed in conformance with the specifications presented in the King County Surface Water Design Manual. This will be required during the construction of both off-site and on-site improvements as well as building construction. 4. Shallow drainage swales shall be constructed to intercept surface water flow and route the flow away from the construction area to a stabilized discharge point. Vegetation growth shall be established in the ditch by seeding or placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from erosion and to reduce flow rates. The design and construction of drainage swales shall conform to the specifications presented in the KCSWDM. Temporary pipe systems can also be used to convey stormwater across the site. This will be required during the construction of both off-site and on-site improvements as well as building construction. 5. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site during the construction of both off-site and on-site improvements as well as building construction. 6. Weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation shall be submitted by the project Engineer of record to the public works inspector. Certification of the installation, maintenance and proper removal of the erosion control facilities shall be required prior to recording of the plat. 7. The applicant shall be required to design the project according to the 1998 King County Surface Water Manual Level 2 Flow Control. 8. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of$488.00 per new single family lot with credit given for the existing residence prior to the recording of the final plat. 9. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip with the project with credit given for the existing residence associated prior to the recording of the final plat. 10. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single family lot with credit given for the existing residence prior to the recording of the final plat. mitigationmeasures.doc CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) ADVISORY NOTES APPLICATION NO(S): LUA-02-047,PP,ECF APPLICANT: Patricia Wilson PROJECT NAME: Elle Rain Place Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for the 11-lot subdivision of a 1.78-acre site. The residential plat would create lots intended for the construction of detached single family homes — lots ranging in size from 4,519 square feet to 8,959 square feet. The existing residence located on new Lot 11 is proposed to remain within the plat. A single family home is under construction on new Lot 10 under separate building permits. The project includes the installation of utilities and the dedication of a 34-foot wide residential street, Monroe Court NE, which would extend north from NE 17th Place and would terminate in a cul-de-sac. Also, the applicant is requesting a modification from the required 42 feet to a 34 foot wide right-of-way. The site is bounded on the west by a power transmission line easement and on the south and east by single family residential development. LOCATION OF PROPOSAL: North of NE 17th Street and Monroe Avenue NE Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. Planning 1. The site is designated Residential Single Family in the Comprehensive Plan. 2. The property is zoned Residential 8 (R-8)dwelling units per acre (du/a). 3. Densities allowed in the R-8 Zone are 5.0 dwelling units per net acre (du/a) minimum and 8.0 du/a maximum. 4. Minimum lot size in the R-8 Zone is 4500 square feet, with minimum width of 50 feet. The minimum permitted lot depth is 65 feet. 5. Heights of buildings in the R-8 Zone are limited to 2 stories, or 30 feet. 6. Required setbacks in the R-8 Zone are a 20-foot front yard, a 20-foot rear yard, and 5-foot interior side as measured from the property line to the nearest point of the structure. The front yard setback is 15 feet for public streets created after 1995. Setback dimensions should be shown on the construction drawings, but must be removed prior to recording the final short plat. 7. The maximum building coverage in the R-8 Zone is 35 percent for lots over 5,000 square feet and 50 percent, or 2500 square feet, for lots 5,000 square feet or less. 8. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 9. The average slope of the site is 20% and is considered a hillside subdivision. Fire 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structures. 2. Secondary access to this Plat is required and will be provided with a recorded easement through the Housing Authority Property. 3. Street addresses shall be visible from a public street. 4. Access road shall be posted "No Parking" per City Street standards. All dead end streets over 150 feet long are required to have an approved turnaround, roadway to Lot 10. 5. Fire Department access road to Lot 10 is required to be a 20 foot paved roadway with a turning radius of 25 foot inside and 45 foot outside. Plan Review—Surface Water/Storm Drainage 1. There are existing storm drainage facilities in NE 17th Place. 2. A storm drainage report was submitted with the formal application. The report is not approved at this time. 3. The storm design and installation needs to tightline the storm down to Honey Creek. The discharge needs to utilize an energy dissipater. 4. Applicant may need a HPA (Hydraulics Permit Application) from the Department of Fisheries. 5. The conceptual utility plan is not consistent with the storm drainage report. The conceptual utility plan is not approved. The utility plan needs to show a detention facility. 6. The Surface Water System Development Charges of $525 per each new lot applies to the proposed project. The Development Charges are collected as part of the construction permit. Plan Review—Water 1. There is a 6" 'deadend' watermain in NE 17th Place. This site is located in the 565 Pressure Zone. The static pressure at street level in NE 17th PI is approximately 72 psi. This site is not located in the Aquifer Protection Zone. 2. A 8" watermain extension is required to be installed in the proposed roadway in order to provide domestic water to serve the lots in this plat and in order to meet the fireflow requirements of installing fire hydrants capable of delivering a minimum of 1,000 GPM. 3. This proposed plat needs to install a new 8"main from NE 17th PL to the north. 4. All plats are required by City code to provide a fire hydrant with a minimum fire flow requirement of 1,000 GPM within 300 feet of any proposed single-family structure. If the proposed single-family structures exceed 3,600 square feet, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structure. This distance is measured along a travel route. Additional fire hydrants will be required as a part of this project to meet this criteria. 5. Water System Development Charges of $1,105.00 per each new lot will be required for this project. The Development Charges are collected as part of the construction permit. Plan Review—Sanitary Sewer 1. There is a 12" sanitary sewer main located in the parcel to the east. See City of Renton drawing S1432 Phase II for details. There is an existing 8" sanitary sewer main in NE 17th PI. See City of Renton drawing S113 for additional information. 2. This project is required to install an 8"sanitary sewer main to serve this plat. 3. The applicant may tie the sanitary into the Honey Creek Sanitary Sewer line (the existing 12" main noted above). Applicant may then need an HPA (Hydraulics Permit Application) from the Department of Fisheries. This will include steep slope issues and sensitive areas issues with the crossing of the creek. A geotechnical analysis specifically for the design of the sanitary sewer system for the offsite route will be required. 4. The applicant is responsible for securing all necessary public and private sanitary sewer easements prior to issuance of any permits. 5. This project is located in the Honey Creek Special Assessment District (SAD). This assessment fee is $250 per lot which is collected as part of the construction permit. 6. System Development Charges of $760 per each new lot are required. The Development Charges are collected as part of the construction permit. Plan Review—Access 1. Projects that are proposing streets longer than 700 feet are required per City of Renton code to provide two means of access to the site and fire sprinklers in all houses beyond 500 feet. Plan Review—Street Improvements 1. Street lighting is required to be designed and installed to City of Renton standards and specifications for this 11 lot plat. 2. The minimum design standard for a residential access street for a full plat is a 50 foot right-of- way with a 32 foot pavement width. The applicant may request in writing a reduction in the required right-of-way width for residential access streets for new streets within a plat to 42 feet. Plan Review—General 1. No permits will be issued until all offsite utility easements have been submitted, reviewed and approved by City staff. 2. It appears that the Hillside Subdivision regulations might apply to this parcel. 3. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 4. All plans need to be tied to a minimum of two of the City of Renton current Horizontal and Vertical Control Network. 5. Permit application must include an itemized cost estimate for these improvements. The fee for review and inspection of these improvement is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything over $200,000. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. Property Services 1. The "TRACT" (northeasterly of Lots 6 and 7) should be identified as "TRACT A", or other, as is appropriate. If said tract is to be used for detention purposes, or other, note that on the drawing also. 2. Is the "LANDSCAPE EASEMENT" something other than a Native Growth Protection Easement? If one and the same, correct the title given said easement. If not, leave as is. 3. The dimension noted on the drawing for the northeasterly line of proposed Lot 10 is "75.49", but the dimension, when measured, is approximately 92' (which agrees more closely with the legal description dimension). Revise the noted dimension as needed. Also, note the dimension for the remaining length along the north line of said Lot 10. 4. Some of the type size used on the preliminary drawing is too small to decipher and does not conform to WAC 332-130-050(B)(d)(iii). 5. Review the drawing for numerous spelling errors. 6. The legal description, as noted on the drawing, does not need to include the easements contained therein. There are other easements that are together with/or subject to the subject properties that are not included in said legal. Note that the legal description contained within the Pacific Northwest Title Company A.L.T.A. title report dated March 29, 2002 (Order No. 470598) is more concise and better worded. 7. The "VICINITY MAP" notes that "NE 17th ST" runs north/south and intersects with the south line of the subject properties. This street is actually Monroe Ave NE. Revise said map. 8. Insert King County in the indexing information. Information needed for final plat approval includes the following: 1. Note the City of Renton land use action number and land record number, LUA-OX-XXX-FP and LND-10-0391, respectively, on the drawing, preferably in the upper right-hand corner. The type size used for the land record number should be smaller than that used for the land use action number. Please note that the land use action number for the final plat will be different from the preliminary plat number and is unknown as of this date. 2. Provide plat and lot closure calculations. 3. Complete City of Renton Monument Cards, with reference points of all new right-of-way monuments set as part of the plat. 4. Do not show building setback lines on the plat lots. Setbacks are determined at the time that building permits are issued. 5. Indicate what has been, or is to be, set at the corners of the proposed lots. 6. Note all easements, agreements and covenants of record on the drawing. 7. Note discrepancies between bearings and distances of record and those measured or calculated, if any. 8. Note whether the adjoining properties are platted (give plat name and lot number) or unplatted. 9. The city will provide addresses for the proposed lots after approval of the preliminary plat. The addresses will need to be noted on the drawing. 10. On the final plat submittal, remove references to pavement, rocks, and other items not directly impacting the subdivision. These items are provided only for preliminary plat approval. Encroachments do need to be shown. 11. Required City of Renton signatures (for plat approval) include the Administrator of Planning/Building/Public Works, the Mayor and the City Clerk. An approval block for the city's Finance Director is also required. The appropriate King County approvals need to be noted on the drawing also. 12. The owner(s) of the subject properties need to sign the final plat document. Include notary blocks as needed. 13. Include a dedication/certification block on the drawing. 14. An updated Plat Certificate will be required, dated within 45 days of Council action on approval of the plat. 15. Note that if there are restrictive covenants, easements or agreements to others as part of this subdivision, they can be recorded concurrently with the plat. The plat drawing and the associated document(s) are to be given to the Project Manager as a package. The plat shall have the first recording number. The recording number(s) for the associated documents will be referenced on the plat in the appropriate locations. 16. If new easements are shown for the benefit of future owners of the proposed lots, then include the following statement, juxtaposed to the subject easement(s): "Area for private (water, sewer, utilities, access, etc.) easement". Since the new lots created via the plat are under common ownership at the time of recording, there can be no easement until such time as ownership of one of the lots is conveyed to others, together with and/or subject to specific easement rights. 17. Therefore, add the following Declaration of Covenant language on the face of the subject plat drawing, if the previous paragraph applies: DECLARATION OF COVENANT: The owners of the land embraced within this plat, in return for the benefit to accrue from this subdivision, by signing hereon covenants and agree to convey the beneficial interest in the new easements shown on this plat to any and all future purchasers of the lots, or of any subdivisions thereof. This covenant shall run with the land as shown on this plat. r NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE RENTON, WASHINGTON The Environmental Review Committee has issued a Determination of Non-Significance-Mitigated for the following project under the authority of the Renton Municipal Code. ELLE RAIN PRELIMINARY PLAT LUA-02-047,ECF,PP Environmental (SEPA) Review and Preliminary Plat approval for an 11-lot subdivision. If utility design would extend lines into protected slopes and withing 25 ft. of Honey Creek, the proposal would require a variance. Location: North of NE 17th Pl. & Monroe Ave. NE. Appeals of the environmental determination must be filed in writing on or before 5:00 PM March 24, 2003. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)430-6510. A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers, City Hall, on April 8, 2003 at 9:00 AM to consider the Preliminary Plat. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. Interested parties are invited to attend the public hearing. Publication Date: March 10, 2003 Account No. 51067 dnsmpub.dot ENVIRONMENTAL DETERMINATION & PUBLIC HEARING POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: ELLE RAIN PRELIMINARY PLAT PROJECT NUMBER: LUA-02-047,ECF,PP DESCRIPTION AND LOCATION: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for the 11-lot subdivision of a 1.78-acre site. The site is comprised of two parcels.The parcel which contains the single family residence(proposed to remain within the plat on new Lot 11) is addressed as 3316 NE 17th Place. The second parcel is 1.65 acres and contains a recently constructed single family home (on proposed new Lot 10). The residential plat would create 11 lots intended for the construction of detached single family homes — lots ranging in size from 4,519 square feet to 8,959 square feet.Location:North of NE 17th Place and Monroe Ave.NE. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ' ENVIRONMENT. APPE ALS OF THE ENVIRONMENTAL DETERMINATION MUST BE FILED IN WRITING ON OR BEFORE 5:00 PM MARCH 24, 2003. APPEALS MUST BE FILED IN WRITING TOGETHER WITH THE REQUIRED $75.00 APPLICATION FEE WITH: HEARING EXAMINER, CITY OF RENTON, 1055 SOUTH GRADY WAY, RENTON, WA 98055. APPEALS TO THE EXAMINER ARE GOVERNED BY CITY OF RENTON MUNICIPAL CODE SECTION 4-8-110.B. ADDITIONAL INFORMATION REGARDING THE APPEAL PROCESS MAY BE OBTAINED FROM THE RENTON CITY CLERK'S OFFICE, (425) 430-6510. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON APRIL 8, 2003 AT 9:00 AM TO CONSIDER THE PRELIMINARY PLAT IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING. Js rBs g:1' o3 • c .w. .- _ NF'+✓�'w Jd ,Pa ..•• N0NEY CREEK r. ,b F._2 + �ynl ° ,y�• c .. ,, a .,.GREEN WAY B 0 1S s Ta�� o o '` -. �.I I-- z�glI��. Al \,m laipt \ .g.i.\ \' ' Norgpdt to. :,..., . iir a., P, 4. kt 6•H D a^, I W I to ,l; t• 1";.1G'g 11- \ „au' ..°x°r :r0 Mr RN ok �� 1 web-3 '%: Mil 1 W.tt HE.a'24 E`'_�S+. i I i 3 �E IIri,\,..‘,.....,,,, , ,,5,;,..s.�l, .,' +jz i iza &` , ri ry 44 Iti �� a vs S 1 Mtn'�z� K[Nnt rr. E � �t"�}� -{r r fi•�'•z_ 0 4 r_ a s x. MUM R y � 1 l y 1,n F r^^ ,. 1 -. . .- :�K I. is pry � 1 �� •, ��Ifu, .,I t� x.�...,c.. ..w }}g'� C_�_q a' � NE 414TN ST. � .... ... FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION LPlease include the project NUMBER when calling for proper file identification. I 40 CITA 3F RENTON „LL City Clerk Bonnie I.Walton Jesse Tanner,Mayor March 6, 2003 Robert D. Johns &Duana T. Kolouskova Johns Monroe Mitsunaga 1500 114th Avenue SE, Suite 102 Bellevue, WA 98004 Re: Appeal Withdrawal on behalf of Patricia Wilson; Elle Rain Preliminary Plat Road Modification Standards; PP-02-047 Dear Mr. Johns and Ms. Kolouskova: At the regular Council meeting of March 3 2003, the Renton City Council accepted your correspondence of February 26, 2003,regarding your withdrawal of appeal as referenced. This appeal has been removed from the Planning and Development Committee referral list. If you have any questions on this,please feel free to contact me. Sincerely, • )6614Att WS-6-7^-) Bonnie I. Walton City Clerk bw cc: Susan Fiala,Development Services Division 1055 South Grady Way-Renton,Washington 98055-(425)430-6510/FAX(425)430-6516 R E N T O l �. AHEAD OF THE CURVE `: This paper contains 50%recycled material,30%post consumer CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM DATE: March 5,2003 TO: Susan Fiala FROM: Arneta H. X7298 �'� 421 SUBJECT: ELLE RAIN Sanitary Sewer: I reviewed the conceptual sanitary sewer alignment shown on this project. The conceptual alignment is approved if the engineer can demonstrate that there is a drivable access to at least every other offsite MH. The minimum slope for a sanitary sewer main is 0.4%. In no case shall the sanitary sewer main be less than 0.4%. Storm: The storm drain design to use a dispersion trench is not approved at this time. The proposal to use a dispersion trench may be approved if the engineer can demonstrate that the conditions identified in Section 1.2.1 of the 1998 Manual are met. cc: Kayren I:\Projectc\ELLERAINAG.doc\ajh CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA-02-047,ECF,PP APPLICANT: Patricia Wilson PROJECT NAME: Elle Rain Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for the 11-lot subdivision of a 1.78-acre site. The site is comprised of two parcels. The parcel which contains the single family residence (proposed to remain within the plat on new Lot 11) is addressed as 3316 NE 17th Place. The second parcel is 1.65 acres and contains a recently constructed single family home (on proposed new Lot 10). The residential plat would create 11 lots intended for the construction of detached single family homes - lots ranging in size from 4,519 square feet to 8,959 square feet. LOCATION OF PROPOSAL: North of NE 17th Place and Monroe Ave. NE LEAD AGENCY: City of Renton Department of Planning/Building/Public Works Development Planning Section The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Appeals of the environmental determination must be filed in writing on or before 5:00 PM March 24, 2003. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)430-6510. PUBLICATION DATE: March 10, 2003 DATE OF DECISION: March 4, 2003 SIGNATURES: ��J/f/� 3/ a 3 44cifferma ,'Ad >'fnistr t r DATE Departmf nning/Building/Public Works 4 Jinn Shephei , Adminis, or DAT /// Community Services Q-1"- 3gc� 3 Lep/Wheeler, Fire Chief DATE Rkhton Fire Departme t dnsmsignature2.doc CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) MITIGATION MEASURES APPLICATION NO(S): LUA-02-047,PP,ECF APPLICANT: Patricia Wilson PROJECT NAME: Elle Rain Place Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for the 11-lot subdivision of a 1.78-acre site. The site is comprised of two parcels. The parcel which contains the single f@mily residence (proposed to remain within the plat on new Lot 11) is addressed as 3316 NE 17 Place. The second parcel is 1.65 acres and contains a recently constructed single family home (on proposed new Lot 10). The residential plat would create 11 lots intended for the construction of detached single family homes —lots ranging in size from 4,519 square feet to 8,959 square feet. LOCATION OF PROPOSAL: North of NE 17th Place and Monroe Avenue NE MITIGATION MEASURES: 1. The applicant shall be required to limit site construction activities (clearing, grading, road and utility installation) during relatively dry months (April through October). If possible, site clearing and grading should be performed in stages, with successive stages not being cleared until erosion control measures of the previous stage are in place. 2. The applicant shall install a silt fence along the down slope perimeter of the area that is to be disturbed. The silt fence shall be in place before clearing and grading is initiated, and shall be constructed in conformance with the specifications presented in the King County Surface Water Design Manual. This will be required during the construction of both off-site and on-site improvements as well as building construction. 3. Shallow drainage swales shall be constructed to intercept surface water flow and route the flow away from the construction area to a stabilized discharge point. Vegetation growth shall be established in the ditch by seeding or placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from erosion and to reduce flow rates. The design and construction of drainage swales shall conform to the specifications presented in the KCSWDM. Temporary pipe systems can also be used to convey stormwater across the site. This will be required during the construction of both off-site and on-site improvements as well as building construction. 4. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site during the construction of both off-site and on-site improvements as well as building construction. 5. Weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation shall be submitted by the project Engineer of record to the public works inspector. Certification of the installation, maintenance and proper removal of the erosion control facilities shall be required prior to recording of the plat. 6. The applicant shall be required to design the project according to the 1998 King County Surface Water Design Manual Level 2 Flow Control. 7. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single family lot with credit given for two existing residences. The fee shall be paid prior to the recording of the final plat. 8. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip with the project with credit given for two existing residences. The fee shall be paid prior to the recording of the final plat. 9. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single family lot with credit given for two existing residences. The fee shall be paid prior to the recording of the final plat. CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) ADVISORY NOTES APPLICATION NO(S): LUA-02-047,PP,ECF APPLICANT: Patricia Wilson PROJECT NAME: Elle Rain Place Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for the 11-lot subdivision of a 1.78-acre site. The residential plat would create lots intended for the construction of detached single family homes — lots ranging in size from 4,519 square feet to 8,959 square feet. The existing residence located on new Lot 11 is proposed to remain within the plat. A single family home is under construction on new Lot 10 under separate building permits. The project includes the installation of utilities and the dedication of a 34-foot wide residential street, Monroe Court NE, which would extend north from NE 17th Place and would terminate in a cul-de-sac. Also, the applicant is requesting a modification from the required 42 feet to a 34 foot wide right-of-way. The site is bounded on the west by a power transmission line easement and on the south and east by single family residential development. LOCATION OF PROPOSAL: North of NE 17th Street and Monroe Avenue NE Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. Planning 1. The site is designated Residential Single Family in the Comprehensive Plan. 2. The property is zoned Residential 8 (R-8) dwelling units per acre (du/a). 3. Densities allowed in the R-8 Zone are 5.0 dwelling units per net acre (du/a) minimum and 8.0 du/a maximum. 4. Minimum lot size in the R-8 Zone is 4500 square feet, with minimum width of 50 feet. The minimum permitted lot depth is 65 feet. 5. Heights of buildings in the R-8 Zone are limited to 2 stories, or 30 feet. 6. Required setbacks in the R-8 Zone are a 20-foot front yard, a 20-foot rear yard, and 5-foot interior side as measured from the property line to the nearest point of the structure. The front yard setback is 15 feet for public streets created after 1995. Setback dimensions should be shown on the construction drawings, but must be removed prior to recording the final short plat. 7. The maximum building coverage in the R-8 Zone is 35 percent for lots over 5,000 square feet and 50 percent, or 2500 square feet, for lots 5,000 square feet or less. 8. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 9. The average slope of the site is 20°/o and is considered a hillside subdivision. Fire 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structures. 2. Secondary access to this Plat is required and will be provided with a recorded easement through the Housing Authority Property. • 3. Street addresses shall be visible from a public street. 4. Access road shall be posted "No Parking" per City Street standards. All dead end streets over 150 feet long are required to have an approved turnaround, roadway to Lot 10. 5. Fire Department access road to Lot 10 is required to be a 20 foot paved roadway with a turning radius of 25 foot inside and 45 foot outside. Plan Review—Surface Water/Storm Drainage 1. There are existing storm drainage facilities in NE 17th Place. 2. A storm drainage report was submitted with the formal application. The report is not approved at this time. 3. The storm design and installation needs to tightline the storm down to Honey Creek. The discharge needs to utilize an energy dissipater. 4. Applicant may need a HPA (Hydraulics Permit Application) from the Department of Fisheries. 5. The conceptual utility plan is not consistent with the storm drainage report. The conceptual utility plan is not approved. The utility plan needs to show a detention facility. 6. The Surface Water System Development Charges of $525 per each new lot applies to the proposed project. The Development Charges are collected as part of the construction permit. Plan Review—Water 1. There is a 6" 'deadend' watermain in NE 17th Place. This site is located in the 565 Pressure Zone. The static pressure at street level in NE 17th PI is approximately 72 psi. This site is not located in the Aquifer Protection Zone. 2. A 8" watermain extension is required to be installed in the proposed roadway in order to provide domestic water to serve the lots in this plat and in order to meet the fireflow requirements of installing fire hydrants capable of delivering a minimum of 1,000 GPM. 3. This proposed plat needs to install a new 8" main from NE 17th PL to the north. 4. All plats are required by City code to provide a fire hydrant with a minimum fire flow requirement of 1,000 GPM within 300 feet of any proposed single-family structure. If the proposed single-family structures exceed 3,600 square feet, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structure. This distance is measured along a travel route. Additional fire hydrants will be required as a part of this project to meet this criteria. 5. Water System Development Charges of $1,105.00 per each new lot will be required for this project. The Development Charges are collected as part of the construction permit. Plan Review—Sanitary Sewer 1. There is a 12" sanitary sewer main located in the parcel to the east. See City of Renton drawing S1432 Phase II for details. There is an existing 8" sanitary sewer main in NE 17th PI. See City of Renton drawing S113 for additional information. 2. This project is required to install an 8" sanitary sewer main to serve this plat. 3. The applicant may tie the sanitary into the Honey Creek Sanitary Sewer line (the existing 12" main noted above). Applicant may then need an HPA (Hydraulics Permit Application) from the Department of Fisheries. This will include steep slope issues and sensitive areas issues with the crossing of the creek. A geotechnical analysis specifically for the design of the sanitary sewer system for the offsite route will be required. 4. The applicant is responsible for securing all necessary public and private sanitary sewer easements prior to issuance of any permits. 5. This project is located in the Honey Creek Special Assessment District (SAD). This assessment fee is $250 per lot which is collected as part of the construction permit. 6. System Development Charges of $760 per each new lot are required. The Development Charges are collected as part of the construction permit. Plan Review—Access 1. Projects that are proposing streets longer than 700 feet are required per City of Renton code to provide two means of access to the site and fire sprinklers in all houses beyond 500 feet. Plan Review—Street Improvements 1. Street lighting is required to be designed and installed to City of Renton standards and specifications for this 11 lot plat. 2. The minimum design standard for a residential access street for a full plat is a 50 foot right-of- way with a 32 foot pavement width. The applicant may request in writing a reduction in the required right-of-way width for residential access streets for new streets within a plat to 42 feet. Plan Review—General 1. No permits will be issued until all offsite utility easements have been submitted, reviewed and approved by City staff. 2. It appears that the Hillside Subdivision regulations might apply to this parcel. 3. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 4. All plans need to be tied to a minimum of two of the City of Renton current Horizontal and Vertical Control Network. 5. Permit application must include an itemized cost estimate for these improvements. The fee for review and inspection of these improvement is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything over $200,000. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. Property Services 1. The "TRACT" (northeasterly of Lots 6 and 7) should be identified as "TRACT A", or other, as is appropriate. If said tract is to be used for detention purposes, or other, note that on the drawing also. 2. Is the "LANDSCAPE EASEMENT" something other than a Native Growth Protection Easement? If one and the same, correct the title given said easement. If not, leave as is. 3. The dimension noted on the drawing for the northeasterly line of proposed Lot 10 is "75.49", but the dimension, when measured, is approximately 92' (which agrees more closely with the legal description dimension). Revise the noted dimension as needed. Also, note the dimension for the remaining length along the north line of said Lot 10. 4. Some of the type size used on the preliminary drawing is too small to decipher and does not conform to WAC 332-130-050 (B)(d)(iii). 5. Review the drawing for numerous spelling errors. 6. The legal description, as noted on the drawing, does not need to include the easements contained therein. There are other easements that are together with/or subject to the subject properties that are not included in said legal. Note that the legal description contained within the Pacific Northwest Title Company A.L.T.A. title report dated March 29, 2002 (Order No. 470598) is more concise and better worded. 7. The "VICINITY MAP" notes that "NE 17th ST" runs north/south and intersects with the south line of the subject properties. This street is actually Monroe Ave NE. Revise said map. 8. Insert King County in the indexing information. Information needed for final plat approval includes the following: 1. Note the City of Renton land use action number and land record number, LUA-OX-XXX-FP and LND-10-0391, respectively, on the drawing, preferably in the upper right-hand corner. The type size used for the land record number should be smaller than that used for the land use action number. Please note that the land use action number for the final plat will be different from the preliminary plat number and is unknown as of this date. 2. Provide plat and lot closure calculations. 3. Complete City of Renton Monument Cards, with reference points of all new right-of-way monuments set as part of the plat. 4. Do not show building setback lines on the plat lots. Setbacks are determined at the time that building permits are issued. 5. Indicate what has been, or is to be, set at the corners of the proposed lots. 6. Note all easements, agreements and covenants of record on the drawing. 7. Note discrepancies between bearings and distances of record and those measured or calculated, if any. 8. Note whether the adjoining properties are platted (give plat name and lot number) or unplatted. 9. The city will provide addresses for the proposed lots after approval of the preliminary plat. The addresses will need to be noted on the drawing. 10. On the final plat submittal, remove references to pavement, rocks, and other items not directly impacting the subdivision. These items are provided only for preliminary plat approval. Encroachments do need to be shown. 11. Required City of Renton signatures (for plat approval) include the Administrator of Planning/Building/Public Works, the Mayor and the City Clerk. An approval block for the city's Finance Director is also required. The appropriate King County approvals need to be noted on the drawing also. 12. The owner(s) of the subject properties need to sign the final plat document. Include notary blocks as needed. 13. Include a dedication/certification block on the drawing. 14. An updated Plat Certificate will be required, dated within 45 days of Council action on approval of the plat. 15. Note that if there are restrictive covenants, easements or agreements to others as part of this subdivision, they can be recorded concurrently with the plat. The plat drawing and the associated document(s) are to be given to the Project Manager as a package. The plat shall have the first recording number. The recording number(s) for the associated documents will be referenced on the plat in the appropriate locations. 16. If new easements are shown for the benefit of future owners of the proposed lots, then include the following statement, juxtaposed to the subject easement(s): "Area for private (water, sewer, utilities, access, etc.) easement". Since the new lots created via the plat are under common ownership at the time of recording, there can be no easement until such time as ownership of one of the lots is conveyed to others, together with and/or subject to specific easement rights. 17. Therefore, add the following Declaration of Covenant language on the face of the subject plat drawing, if the previous paragraph applies: DECLARATION OF COVENANT: The owners of the land embraced within this plat, in return for the benefit to accrue from this subdivision, by signing hereon covenants and agree to convey the beneficial interest in the new easements shown on this plat to any and all future purchasers of the lots, or of any subdivisions thereof. This covenant shall run with the land as shown on this plat. ENVIRONMENTAL REVIEW COMMITTEE MEETING NOTICE MARCH 4, 2003 To: Gregg Zimmerman, Planning/Building/Public Works Administrator Jim Shepherd, Community Services Administrator Lee Wheeler, Fire Chief From: Jennifer Henning, Development Planning Meeting Date: Tuesday, March 4, 2003 Time: 9:00 AM Location: Sixth Floor Conference Room #620 Agenda listed below. Elle Rain Preliminary Plat (Fiala) LUA-02-047,ECF,PP The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for the 11-lot subdivision of a 1.78-acre site. The site is comprised of two parcels. The parcel which contains the single family residence (proposed to remain within the plat on new Lot 11) is addressed as 3316 NE 17th Place. The second parcel is 1.65 acres and contains a recently constructed single family home (on proposed new Lot 10). The residential plat would create 11 lots intended for the construction of detached single family homes—lots ranging in size from 4,519 square feet to 8,959 square feet. Location: North of NE 17th Place and Monroe Avenue NE. cc: J.Tanner, Mayor J.Covington,Chief Administrative Officer A Pietsch, EDNSP Director® J.Gray,Fire Prevention N.Watts,P/B/PW Development Services Director ® F.Kaufman, Hearing Examiner L. Rude, Fire Prevention ® J.Medzegian,Council S. Meyer,P/B/PW Transportation Systems Director R.Lind, Economic Development L.Warren,City Attorney ® City of Renton STAFF Department of Planning /Building/Public Works REPORT ENVIRONMENTAL REVIEW COMMITTEE A. BACKGROUND ERC MEETING DATE March 4, 2003 Project Name: Elle Rain Preliminary Plat Owner/Applicant: Patricia Wilson File Number: LUA-02-047, ECF, PP Project Manager: Susan Fiala, AICP Project Description: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for the 11-lot subdivision of a 1.78-acre site. The site is comprised of two parcels. The parcel which contains the single family residence (proposed to remain within the plat on new Lot 11) is addressed as 3316 NE 17`h Place. The second parcel is 1.65 acres and contains a recently constructed single family home (on proposed new Lot 10). The residential plat would create 11 lots intended for the construction of detached single family homes— lots ranging in size from 4,519 square feet to 8,959 square feet. Continued on next page. Project Location: North of NE 17`h Place and Monroe Avenue NE Exist. Bldg. Area gsf: 3,255± sf(to remain on new lots 10 Proposed New Bldg. Area: N/A and 11) Site Area: 1.78 acres (gross area) Total Building Area gsf: 3,255± sf RECOMMENDATION: Staff recommends that the Environmental Review Committee issue a Determination of Non-Significance—Mitigated(DNS-M). priki-V�N tii40`x / %HONEY CREEK ; u . — .. , _ _;; - a 11: t a M Mc� / F .. + 1 14 �/1 I 11. c •74• GREEN WAY °' , .� o t' `d�' • v. *.�'' 51 Sondra J.Miller I iE r,n 2 b 1 Igo r� ti• e �Lr�o I 19 „®2 :a:i. •1f,�J os�A#, M" ,. :•tl ,e �'!1 N, r an�GZ R Irl W$ / /% �7 M11: 1 .ee i a.r11 J, IJmv I /�1� 11 � ,,If3. %\'r 1 ;pia �� �'— Park Is W op ;_.� --- — 1.`�J _._._ N.E. /7Tti ` \ �,"�` x Qa / a •W _ s i I Z I i 7 4 ��Jw . s fZi' eIf�7J.f /I{�' J ~ .u�Z>;.rsob (II W �121 ,�2 —0 N£ I77N aST N='✓1 /y�r� � I � 11 �' �n SRo2o-, I a: L2iiii WPlk �V .` t J/s /�, e J es yx 1 S ..re. �s. 3. : '.ti6 n� eer,r L �i�e III Q > > nm Is nor II noa 7J,o a f, ICES viv,S:4 PP� r r 3 A � # (1111r7 N �rr{p�, it 1. i - , g .-. s� � L:7' �k •,Y+,P�yG-�� il w I• 2� �77=. +k ® � tilI'.r I ' D1 'rJ �'... M ♦� �= -SUNSET—fig Y Y en LVD _ \ • i �� 6-------" ,- 1 -., ge di } N ande Enl er pr„e, Inc.'-- � Li ' i r ' 1 N N r7 mm J r I 5 ...9 a i �I ;' , 2 eft �' ® : '- W',,®,rx�e. 1 r r -05 �.. d � N.CNTN yr: _.r 6:1 Ilf W N 13 „,„ r.. ,.ia7,J ..::ee r " % TT,' 1 n 1 1 Project Location Map ercrptElleRain.doc City of Renton P/B/PW Department Enviroi ital Review Committee Staff Report ELLE RAIN PRELIMINARY PLAT LUA-02-047,ECF, PP REPORT OF March 4,2003 Page 2 of 9 PROJECT DESCRIPTION CONTINUED: The project includes the installation of utilities and the dedication of a 42- foot wide residential street, Monroe Court NE, which would extend north from NE 17th Place and would terminate in a cul-de-sac. Also, the applicant is requesting a variance from the required lot width for new Lot 11 (existing house to remain on this lot). The site is bounded on the west by a power transmission line easement and the Renton Housing Authority and on the south and east by single family residential. B. RECOMMENDATION Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials make the following Environmental Determination: DETERMINATION OF DETERMINATION OF NON-SIGNIFICANCE XX NON-SIGNIFICANCE- MITIGATED. Issue DNS with 14 day Appeal Period. XX Issue DNS-M with 14 day Appeal Period. Issue DNS with 15 day Comment Period Issue DNS-M with 15 day Comment Period with Concurrent 14 day Appeal Period. with Concurrent 14 day Appeal Period. C. MITIGATION MEASURES 1. The applicant shall be required to limit site construction activities (clearing, grading, road and utility installation) during relatively dry months (April through October). If possible, site clearing and grading should be performed in stages, with successive stages not being cleared until erosion control measures of the previous stage are in place. 2. The applicant shall install a silt fence along the down slope perimeter of the area that is to be disturbed. The silt fence shall be in place before clearing and grading is initiated, and shall be constructed in conformance with the specifications presented in the King County Surface Water Design Manual. This will be required during the construction of both off-site and on-site improvements as well as building construction. 3. Shallow drainage swales shall be constructed to intercept surface water flow and route the flow away from the construction area to a stabilized discharge point. Vegetation growth shall be established in the ditch by seeding or placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from erosion and to reduce flow rates. The design and construction of drainage swales shall conform to the specifications presented in the KCSWDM. Temporary pipe systems can also be used to convey stormwater across the site. This will be required during the construction of both off-site and on-site improvements as well as building construction. 4. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site during the construction of both off-site and on-site improvements as well as building construction. 5. Weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation shall be submitted by the project Engineer of record to the public works inspector. Certification of the installation, maintenance and proper removal of the erosion control facilities shall be required prior to recording of the plat. 6. The applicant shall be required to design the project according to the 1998 King County Surface Water Design Manual Level 2 Flow Control. 7. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single family lot with credit given for two existing residences. The fee shall be paid prior to the recording of the final plat. 8. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip with the project with credit given for two existing residences. The fee shall be paid prior to the recording of the final plat. 9. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single family lot with credit given for two existing residences. The fee shall be paid prior to the recording of the final plat. ercrptElleRain.doc City of Renton P/B/PW Department Enviro ital Review Committee Staff Report ELLE RAIN PRELIMINARY PLAT LUA-02-047, ECF, PP REPORT OF March 4, 2003 Page 3 of 9 Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. Planning 1. The site is designated Residential Single Family in the Comprehensive Plan. 2. The property is zoned Residential 8 (R-8) dwelling units per acre (du/a). 3. Densities allowed in the R-8 Zone are 5.0 dwelling units per net acre (du/a) minimum and 8.0 du/a maximum. 4. Minimum lot size in the R-8 Zone is 4500 square feet, with minimum width of 50 feet. The minimum permitted lot depth is 65 feet. 5. Heights of buildings in the R-8 Zone are limited to 2 stories, or 30 feet. 6. Required setbacks in the R-8 Zone are a 20-foot front yard, a 20-foot rear yard, and 5-foot interior side as measured from the property line to the nearest point of the structure. The front yard setback is 15 feet for public streets created after 1995. Setback dimensions should be shown on the construction drawings, but must be removed prior to recording the final short plat. 7. The maximum building coverage in the R-8 Zone is 35 percent for lots over 5,000 square feet and 50 percent, or 2500 square feet, for lots 5,000 square feet or less. 8. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 9. The average slope of the site is 20% and is considered a hillside subdivision. Fire 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structures. 2. Secondary access to this Plat is required and will be provided with a recorded easement through the Housing Authority Property. 3. Street addresses shall be visible from a public street. 4. Access road shall be posted "No Parking" per City Street standards. All dead end streets over 150 feet long are required to have an approved turnaround, roadway to Lot 10. 5. Fire Department access road to Lot 10 is required to be a 20 foot paved roadway with a turning radius of 25 foot inside and 45 foot outside. Plan Review—Surface Water/Storm Drainage 1. There are existing storm drainage facilities in NE 17`h Place. 2. A storm drainage report was submitted with the formal application. The report is not approved at this time. 3. The storm design and installation needs to tightline the storm down to Honey Creek. The discharge needs to utilize an energy dissipater. 4. Applicant may need a HPA(Hydraulics Permit Application)from the Department of Fisheries. 5. The conceptual utility plan is not consistent with the storm drainage report. The conceptual utility plan is not approved. The utility plan needs to show a detention facility. 6. The Surface Water System Development Charges of$525 per each new lot applies to the proposed project. The Development Charges are collected as part of the construction permit. Plan Review—Water 1. There is a 6" 'deadend' watermain in NE 17th Place. This site is located in the 565 Pressure Zone. The static pressure at street level in NE 17th PI is approximately 72 psi. This site is not located in the Aquifer Protection Zone. 2. A 8"watermain extension is required to be installed in the proposed roadway in order to provide domestic water to serve the lots in this plat and in order to meet the fireflow requirements of installing fire hydrants capable of delivering a minimum of 1,000 GPM. 3. This proposed plat needs to install a new 8" main from NE 17th PL to the north. 4. All plats are required by City code to provide a fire hydrant with a minimum fire flow requirement of 1,000 GPM within 300 feet of any proposed single-family structure. If the proposed single-family structures exceed 3,600 square feet, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structure. This distance is measured along a travel route. Additional fire hydrants will be required as a part of this project to meet this criteria. 5. Water System Development Charges of $1,105.00 per each new lot will be required for this project. The Development Charges are collected as part of the construction permit. ercrptElleRain.doc City of Renton P/B/PW Department Enviro ital Review Committee Staff Report ELLE RAIN PRELIMINARY PLAT LUA-02-047, ECF, PP REPORT OF March 4, 2003 Page 4 of 9 Plan Review— Sanitary Sewer 1. There is a 12" sanitary sewer main located in the parcel to the east. See City of Renton drawing S1432 Phase II for details. There is an existing 8" sanitary sewer main in NE 17th Pl. See City of Renton drawing S113 for additional information. 2. This project is required to install an 8" sanitary sewer main to serve this plat. 3. The applicant may tie the sanitary into the Honey Creek Sanitary Sewer line (the existing 12" main noted above). Applicant may then need an HPA (Hydraulics Permit Application) from the Department of Fisheries. This will include steep slope issues and sensitive areas issues with the crossing of the creek. A geotechnical analysis specifically for the design of the sanitary sewer system for the offsite route will be required. 4. The applicant is responsible for securing all necessary public and private sanitary sewer easements prior to issuance of any permits. 5. This project is located in the Honey Creek Special Assessment District (SAD). This assessment fee is $250 per lot which is collected as part of the construction permit. 6. System Development Charges of$760 per each new lot are required. The Development Charges are collected as part of the construction permit. Plan Review—Access 1. Projects that are proposing streets longer than 700 feet are required per City of Renton code to provide two means of access to the site and fire sprinklers in all houses beyond 500 feet. Plan Review—Street Improvements 1. Street lighting is required to be designed and installed to City of Renton standards and specifications for this 11 lot plat. 2. The minimum design standard for a residential access street for a full plat is a 50 foot right-of-way with a 32 foot pavement width. The applicant may request in writing a reduction in the required right-of-way width for residential access streets for new streets within a plat to 42 feet. Plan Review—General 1. No permits will be issued until all offsite utility easements have been submitted, reviewed and approved by City staff. 2. It appears that the Hillside Subdivision regulations might apply to this parcel. 3. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 4. All plans need to be tied to a minimum of two of the City of Renton current Horizontal and Vertical Control Network. 5. Permit application must include an itemized cost estimate for these improvements. The fee for review and inspection of these improvement is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything over $200,000. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. Property Services 1. The "TRACT" (northeasterly of Lots 6 and 7) should be identified as "TRACT A", or other, as is appropriate. If said tract is to be used for detention purposes, or other, note that on the drawing also. 2. Is the "LANDSCAPE EASEMENT" something other than a Native Growth Protection Easement? If one and the same, correct the title given said easement. If not, leave as is. 3. The dimension noted on the drawing for the northeasterly line of proposed Lot 10 is "75.49", but the dimension, when measured, is approximately 92' (which agrees more closely with the legal description dimension). Revise the noted dimension as needed. Also, note the dimension for the remaining length along the north line of said Lot 10. 4. Some of the type size used on the preliminary drawing is too small to decipher and does not conform to WAC 332-130-050 (B)(d)(iii). 5. Review the drawing for numerous spelling errors. 6. The legal description, as noted on the drawing, does not need to include the easements contained therein. There are other easements that are together with/or subject to the subject properties that are not included in said legal. Note that the legal description contained within the Pacific Northwest Title Company A.L.T.A. title report dated March 29, 2002 (Order No. 470598) is more concise and better worded. 7. The "VICINITY MAP" notes that "NE 17th ST" runs north/south and intersects with the south line of the subject properties. This street is actually Monroe Ave NE. Revise said map. 8. Insert King County in the indexing information. Information needed for final plat approval includes the following: 1. Note the City of Renton land use action number and land record number, LUA-OX-XXX-FP and LND-10-0391, ercrptElleRain.doc City of Renton P/B/PW Department Enviroi ital Review Committee Staff Report ELLE RAIN PRELIMINARY PLAT LUA-02-047, ECF, PP REPORT OF March 4, 2003 Page 5 of 9 respectively, on the drawing, preferably in the upper right-hand corner. The type size used for the land record number should be smaller than that used for the land use action number. Please note that the land use action number for the final plat will be different from the preliminary plat number and is unknown as of this date. 2. Provide plat and lot closure calculations. 3. Complete City of Renton Monument Cards, with reference points of all new right-of-way monuments set as part of the plat. 4. Do not show building setback lines on the plat lots. Setbacks are determined at the time that building permits are issued. 5. Indicate what has been, or is to be, set at the corners of the proposed lots. 6. Note all easements, agreements and covenants of record on the drawing. 7. Note discrepancies between bearings and distances of record and those measured or calculated, if any. 8. Note whether the adjoining properties are platted (give plat name and lot number) or unplatted. 9. The city will provide addresses for the proposed lots after approval of the preliminary plat. The addresses will need to be noted on the drawing. 10. On the final plat submittal, remove references to pavement, rocks, and other items not directly impacting the subdivision. These items are provided only for preliminary plat approval. Encroachments do need to be shown. 11. Required City of Renton signatures (for plat approval) include the Administrator of Planning/Building/Public Works, the Mayor and the City Clerk. An approval block for the city's Finance Director is also required. The appropriate King County approvals need to be noted on the drawing also. 12. The owner(s)of the subject properties need to sign the final plat document. Include notary blocks as needed. 13. Include a dedication/certification block on the drawing. 14. An updated Plat Certificate will be required, dated within 45 days of Council action on approval of the plat. 15. Note that if there are restrictive covenants, easements or agreements to others as part of this subdivision, they can be recorded concurrently with the plat. The plat drawing and the associated document(s) are to be given to the Project Manager as a package. The plat shall have the first recording number. The recording number(s) for the associated documents will be referenced on the plat in the appropriate locations. 16. If new easements are shown for the benefit of future owners of the proposed lots, then include the following statement, juxtaposed to the subject easement(s): "Area for private (water, sewer, utilities, access, etc.) easement". Since the new lots created via the plat are under common ownership at the time of recording, there can be no easement until such time as ownership of one of the lots is conveyed to others, together with and/or subject to specific easement rights. 17. Therefore, add the following Declaration of Covenant language on the face of the subject plat drawing, if the previous paragraph applies: DECLARATION OF COVENANT: The owners of the land embraced within this plat, in return for the benefit to accrue from this subdivision, by signing hereon covenants and agree to convey the beneficial interest in the new easements shown on this plat to any and all future purchasers of the lots, or of any subdivisions thereof. This covenant shall run with the land as shown on this plat. D. ENVIRONMENTAL IMPACTS In compliance with RCW 43.21 C. 240, the following project environmental review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. 1. Earth Impacts: The applicant submitted a Geotechnical Engineering Study prepared by Geotech Consultants Inc., dated March 18, 2002 which reviewed soils and groundwater conditions. The subject site, per the Geotech study, can be described as hilly, with slopes ranging from approximately 12 percent to 32 percent from west to east. The average slope of the site is 20% based on horizontal and vertical change measured from the southwest corner to the northeast corner of the site. The geotechnical study describes the property as heavily forested with trees, shrubs and blackberry bushes. The tree inventory plan submitted with the application identifies 15 trees to remain and 85 trees to be removed — including maple, cotton, alder and fir trees ranging in size from 8-inches to 36-inches in caliper. All vegetation on the property would be removed as part of plat improvements with the exception of 15 trees. The environmental checklist states that an estimated 345 cubic yards of material will be graded for road construction. The majority of the excavated material will be placed on the lots and unsuitable material will be removed from the site. ercrptElleRain.doc City of Renton P/B/PW Department Enviro ltal Review Committee Staff Report ELLE RAIN PRELIMINARY PLAT LUA-02-047, ECF, PP REPORT OF March 4, 2003 Page 6 of 9 The study indicates that the soils are dense glacial till located from one to eight (1 to 8)feet below existing grade. It is the consultant's opinion that the proposed single-family residences can be supported on conventional foundations bearing on the dense, native soils. Some overexcavation may be required in order to remove existing fill and reveal competent bearing soils. The study continues to state that the on-site soils are silty and are moisture sensitive. Bearing surfaces should be protected with a layer of crushed rock to protect the subgrades during periods of wet weather. The native soils can be re-used as structural fill, provided that they are at or near the optimum moisture content and are placed in dry weather. The silty soils cannot be compacted adequately if they are significantly above the optimum moisture content. If grading is to take place in wet weather the consultant recommends that all structural fill be imported. To address possible erosion problems encountered during site development, the study recommended that in addition to silt fences, construction access roads should be rocked to reduce the amount of mud carried off the property. Cut slopes and soil stockpiles are to be covered with plastic during wet weather. An independent secondary review was required to be completed (RMC 4-3-050J.3.) due to the presence of sensitive and possible protected slopes and medium landslide hazards. The applicant submitted the secondary review, dated May 24, 2002, as prepared by GEO Group Northwest, Inc. The secondary review of the Geotech Consultants, Inc. study by GEO Group Northwest looked at the findings for subsurface investigation, foundations, retaining walls, slab- on-grade and general earthwork and structural fill. The secondary review made additional findings on these five issues as outlined below. Issues Geotech Consultants, Inc. GEO Group Northwest Inc. Report Findings Additional Findings Subsurface Investigation 1 to 4 ft. of medium dense gravel silty sand Agree to findings. (weathered glacial till soils) above dense gravel silty sand(unweathered glacial till) Foundations Footings to be bottomed at 18 inches below Average depth of dense glacial till soils is 3± the lowest adjacent ground surface ft. below surface. So avg. footing excavation should be 3 feet deep and not the minimum of 18 inches. The report does not address the possibility of supporting the footings on compacted structural fill. Retaining Walls Lateral pressure value of 35 pcf active and Agree with lateral pressure for retaining 350 pcf for passive. walls. However, does not mention use of filter fabric to keep imported backfill in a free draining condition, or the option of using a manufactured drain mat in placed of the imported backfill. Slab-On-Grade The building floors may be constructed as Does not address the fact that some of the slabs-on-grade atop existing native soils or native soils may be loose to medium dense on structural fill. The subgrade soil must be and will settle over time. It also does not in a firm non-yielding condition. address the fact that there are some uncompacted fill sols at the site. They question, "should these be overexcavated, recompacted, replaced or simply proof rolled?" General Earthwork and Structural The allowable thickness of the fill will depend The anticipated cuts and fills should be Fill on the material type selected, the carefully discussed at the onset so that the compaction equipment used, and the earthwork contractor and project owner have number of passes made to compact the lift. a clear idea when geotechnical monitoring Recommend testing the fill as it is placed. and testing are needed at the site. In review of the geotechnical analyses as outlined in the above table, it becomes evident that the soils are of an unstable nature due to the moisture content and may pose construction problems during wet months. Staff recommends that site clearing, grading, utility and roadwork activities occur during relatively dry months. ercrptElleRain.doc City of Renton P/B/PW Department Enviro ital Review Committee Staff Report ELLE RAIN PRELIMINARY PLAT LUA-02-047, ECF, PP REPORT OF March 4, 2003 Page 7 of 9 The applicant provided a slope analysis, dated January 24, 2002, that identified a range of slopes from 0 to 40%. The analysis categorized the slopes into four ranges; 1) 0 to 10%; 2) 11 to 25%; 3) 26 to 39%; and 4) over 40%. The City's Steep Slopes Atlas indicates there may be 40% or greater slopes present on the property. However, the detailed analysis prepared by Touma Engineers does not indicate the presence of slopes that are 40% or greater. The majority of the slopes on site are between 11 to 39%. It appears that Lots 2 through 10 contain slopes of 26 to 39%. This range of slope appears to be located in the middle section of the property and all of Lot 10. The slope analysis shows 0 to 10% slopes to be located in the northern portion of the cul-de-sac and in Lot 8. Based on the potential landslides, erosion and seismic hazards, staff recommends the mitigation measures listed below be required of the applicant in order to reduce potential adverse impacts to the site and to adjacent properties. Mitigation Measures: • The applicant shall be required to limit site construction activities (clearing, grading, road and utility installation) during relatively dry months (April through October). If possible, site clearing and grading should be performed in stages, with successive stages not being cleared until erosion control measures of the previous stage are in place. • The applicant shall install a silt fence along the down slope perimeter of the area that is to be disturbed. The silt fence shall be in place before clearing and grading is initiated, and shall be constructed in conformance with the specifications presented in the King County Surface Water Design Manual. This will be required during the construction of both off-site and on-site improvements as well as building construction. • Shallow drainage swales shall be constructed to intercept surface water flow and route the flow away from the construction area to a stabilized discharge point. Vegetation growth shall be established in the ditch by seeding or placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from erosion and to reduce flow rates. The design and construction of drainage swales shall conform to the specifications presented in the KCSWDM. Temporary pipe systems can also be used to convey stormwater across the site. This will be required during the construction of both off-site and on-site improvements as well as building construction. • The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site during the construction of both off-site and on-site improvements as well as building construction. • Weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation shall be submitted by the project Engineer of record to the public works inspector. Certification of the installation, maintenance and proper removal of the erosion control facilities shall be required prior to recording of the plat. Policy Nexus: SEPA Environmental Regulations 2. Surface Water Impacts: The applicant has submitted a Level 1 Drainage Report prepared by Touma Engineers, dated March, 2002 with the land use application. The development lies within one basin. The report indicates that on-site surface water is directed to the northeast toward the Honey Creek canyon, approximately 200 to 250 feet from the site. The surface runoff from the site would be directed through smooth lined CPE pipes to an underground system for water quality treatment and peak flow control. The system outflow will be controlled and released to follow natural flow and will involve a dispersion trench. The conveyance system will be designed using the rational method as presented in the 1998 King County Surface Water Design Manual. Based on staff review, the storm drainage report submitted by the applicant is not based on the required Level 2 Flow Control in the 1998 Manual. The report needs to be based in accordance with the criteria of the Level 2, hence the report is not acceptable at this time. In order to reduce potential impacts to the site and adjacent properties, staff recommends the applicant be required to adhere to the 1998 King County Surface Water Manual Level 2 Flow Control. Mitigation Measures: The applicant shall be required to design the project according to the 1998 King County Surface Water Design Manual Level 2 Flow Control. Policy Nexus: SEPA Environmental Regulations ercrptElleRain.doc City of Renton P/B/PW Department Enviro -tal Review Committee Staff Report ELLE RAIN PRELIMINARY PLAT LUA-02-047, ECF, PP REPORT OF March 4, 2003 Page 8 of 9 3. Fire Protection Impacts: Fire Prevention staff indicates that an approved secondary access roadway is required (RMC4-6-060G.2) to the subject site. The length of the "dead end" street terminating at the northern edge of the proposed public street, Monroe Court NE, is over 1000 feet from Sunset Blvd. NE. An emergency access easement through the adjacent property, the Renton Housing Authority, is available as the secondary means of access. Additional discussion referencing the required secondary access is in the following section on Access/Transportation. Fire Prevention staff also indicates that the applicant provide required improvements and fees. The proposal would add new residential lots to the City, which would impact the City's Fire Emergency Services. Therefore, a Fire Mitigation Fee of$488.00 per new single family lot, with credit given for the two existing residential lots, should be required for the proposal. The fee is estimated at$4,392.00 (9 new lots x $488.00 = $4,392.00) and is required prior to the recording of the final plat. Mitigation Measures: The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of$488.00 per new single family lot with credit given for two existing residences. The fee shall be paid prior to the recording of the final plat. Policy Nexus: SEPA Environmental Regulations; Fire Mitigation Fee Resolution No. 2913, Ordinance 4527. 4. Access/Transportation Impacts: Access to the site is proposed via a new public right-of-way, Monroe Court NE that is proposed to be 42 feet in width. The new public street road would extend north from NE 17th Place and terminate in a cul-de-sac. All lots, except Lot 10, of the subject plat would gain access from new Monroe Court NE. Lot 10 gains access via a private access easement. The subject plat is located on a dead-end street that is more than 1,000 feet from an arterial, Sunset Blvd. NE. Code requires two means of access to the site and fire sprinklers in all houses beyond 500 feet. The Renton Housing Authority has approved granting an emergency/secondary access through their property on an existing easement. The emergency access easement was recorded (#20030219001554) with King County on February 19, 2003. The agreement was made between the City of Renton and the Renton Housing Authority. Therefore, a secondary means of access (for emergency use)will be available to this subject plat and the adjacent neighborhood. The proposal would result in an increase in traffic trips to the City's street system; therefore, the appropriate Traffic Mitigation Fee will be imposed. The Traffic Mitigation Fee is calculated at a rate of$75.00 per additional generated trip per new single family home at a rate of 9.57 trips per home with credit given for the two existing residential lots. For the proposal, the Traffic Mitigation Fee is estimated at $6,459.75 (9 new lots x 9.57 trips x $75 per trip = $6,459.75). The fee is payable prior to the recording of the final plat. Mitigation Measures: The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project with credit given for two existing residences. The fee shall be paid prior to the recording of the final plat. Policy Nexus: SEPA Environmental Regulations; Transportation Mitigation Fee Resolution No. 3100, Ordinance 4527. 5. Parks & Recreation Impacts: The proposal does not provide on-site recreation areas for future residents of the proposed plat. It is anticipated that the proposed development would generate future residents that would utilize City park and recreational facilities and programs. Therefore, a Parks Mitigation Fee based on $530.76 per each new single family lot, with credit given for the two existing residences, should be required for the proposal. The fee is estimated at $4,776.84 (9 new lots x $530.76 = $4,776.84) and is payable prior to the recording of the final plat. Mitigation Measures: The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single family lot with credit given for two existing residences. The fee shall be paid prior to the recording of the final plat. Nexus: SEPA Environmental Regulations; Parks Mitigation Fee Resolution No. 3082, Ordinance 4527. ercrptElleRain.doc City of Renton P/B/PW Department Enviro 7tal Review Committee Staff Report ELLE RAIN PRELIMINARY PLAT LUA-02-047, ECF, PP REPORT OF March 4, 2003 Page 9 of 9 E. COMMENTS OF REVIEWING DEPARTMENTS The proposal has been circulated to City Departmental / Divisional Reviewers for their review. Where applicable, these comments have been incorporated into the text of this report as Mitigation Measures and/or Notes to Applicant. X Copies of all Review Comments are contained in the Official File. Copies of all Review Comments are attached to this report. Environmental Determination Appeal Process Appeals of the environmental determination must be filed in writing on or before 5:00 PM March 24, 2003. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)430-6510. ercrptElleRain.doc • • • PORTION OF THE NW 1/4 OF THE SE 1/4 OF /� a SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M /// CITY OF RENTON, STATE OF WASHINGTON NE 07BI PL N NEIZJ7IN ST II 1� II GRAPHIC ALE r 'LE sU,y_ I I W —": z I I TL 35 I Awls A PA IL 1 .J.I I I I : y I % VICINITY MAP Lyp¢� i 6 Q I •- «es AAA nw T amaNy..3- , _ y-C, ..1 --- ' .� 4Wz1 1?5 ZMI I ^^:::.r, e `;US$%; ) �`�, I =°499.0 REM � SURVEY NOTES: 5 n 2 I __ - _ G°� JAB, - r -I I INSTRUMENT: NI ON TOTOND LsoorMEN MI-AIOLG i ' ' ` .r v;,' ` ' I s� I METHOD USED: FIELD TRAVERSE MTN ACTUAL " ```` `�\ p{ FIELD MEASUREMENTS AND ANGLES t i 3 IIII •Y� ' I I `� • WAC JJ1-1J0-090 :p I T C I ; � �. %. �'A!i -_-_ -j TL 35 A •� DATE OF SURY£Y: NOYEMBER IDOO {� ` ROS y • .__. . 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P 03/21/02 B�w `°"I `� N 4 T23N R5E E 1/2 5304 March 3,2003 Renton City Council Minutes Page 82 CORRESPONDENCE Correspondence was read from Robert D.Johns and Duana T. Kolouskova, A Elle Rain Preliminary 1500 114th Ave. SE, Suite 102,Bellevue,98004,attorneys representing Plat,Patricia Wilson,PP-02- Patricia Wilson,withdrawing her appeal of the Elle Rain Preliminary Plat(PP- 047 (Withdrawn) 02-047)road modification standards. MOVED BY BRIERE,SECONDED BY KEOLKER-WHEELER,COUNCIL REMOVE THE ELLE RAIN PRELIMINARY PLAT APPEAL FROM THE PLANNING AND DEVELOPMENT COMMITTEE REFERRAL LIST. CARRIED. City Attorney Larry Warren expressed his gratitude to the Renton Housing Authority Board for granting the City an emergency access easement across the Houser Terrace property, which provided the secondary means of access necessary to develop the Elle Rain plat. OLD BUSINESS Community Services Committee Chair Nelson presented a report Community Services recommending concurrence in the Mayor's appointment of Mark Rigos to the Committee Board of Adjustment,Position#3 (practicing professional engineer,State Appointment: Board of licensed)for a four-year term expiring on September 6,2006,replacing Gregg Adjustment Guillen who resigned in 2002. MOVED BY NELSON, SECONDED BY CORMAN, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Community Services: Community Services Committee Chair Nelson presented a report concurring in Landscape Maintenance the staff recommendation to amend the existing landscape services contract Services,Facility Maintenance (CAG-01-042)with Facility Maintenance Contractors by extending the contract Contractors, CAG-01-042 through December 31, 2003. This contract provides for the maintenance of 22 locations including rights-of-way,traffic circles,a fire station,parks,and trails. The contract amount is$104,521.94. The Committee further recommended that the Mayor and City Clerk be authorized to execute the contract amendment. MOVED BY NELSON, SECONDED BY PARKER,COUNCIL CONCUR IN THE COMMITTEE REPORT.* NNING In response to Council President Keolker-Wheeler's inquiry,Councilwoman DEVEc y OF RE�` ON Nelson confirmed that a Local 2170 union representative attended the Committee meeting and she emphasized that by contracting out these services, MAR 0 7 2003 the City is saving money and is not replacing any City employees. RECEIVED *MOTION CARRIED. Mayor Tanner stated that the City has a legal right to contract out for services; however,the City does not have a legal right to replace City employees with contracted services. NEW BUSINESS Councilman Corman reported receipt of a telephone call from Randall South, Community Services: 518 William Ave. N.,#4,Renton, 98055, asking that the City offer disabled Community Center Weight persons a discount for using the weight room at the Community Center, similar Room Fee,Disabled Person to the discount offered senior citizens. Mr. Corman asked that the Discount Administration look into the matter. Police: Criminal Nuisance Councilman Clawson noted the recent publicity surrounding the nuisance Abatement abatement action being taken against the West Wind Motel located at 110 Rainier Ave. S.,and requested more information about the legal implications of this type of action. MOVED BY CLAWSON, SECONDED BY PARKER, COUNCIL REFER THE ISSUE OF CRIMINAL NUISANCE ABATEMENT TO THE PUBLIC SAFETY COMMITTEE. CARRIED. einUtenAd"t4e .3/ /ZOOS CITY OF RENTON FEB 2 7 2003 M VED CITY C ERKI 9 OFFICE TOHNSMONROEMITSUNAGA PLLC TRANSMITTAL MEMORANDUM Date: February 26, 2003 To: City of Renton Clerk of the Council 1055 South Grady Way Renton, WA 98055 Re: Patricia Wilson v. Planning/Building/Public Works Dept. No. E9600757 Enclosure: Notice of Withdrawal of Appeal of Hearing Examiner Report and Decision Rain PAdmitkitati Pia, PP- 02-01}7) Enclosed for filing in this matter is our Notice of Withdrawal of Appeal of Hearing Examiner Report and Decision. The original appeal in this matter was submitted on January3, 2003. Also enclosed is an additional copy and return envelope with the request that it be date stamped when received and returned to our office. Thank you kindly. JOHNS MONROE M]TSUNAGA PLLC Evanna L. Charlot Legal Assistant for Robert D. Johns, and Duana T. Kolouskova cc: Susan Fiala, Project Manager, City of Renton .: ,.:. Transmittal Renton City Council 2-26-03 LA 1 T yr n -i• � FEB 27 2003 • RECEIVED CITY CLERKS OFFICE 1 2 3 4 5 6 7 8 BEFORE THE CITY COUNCIL OF THE CITY OF RENTON 9 10 Patricia Wilson, 11 Appellant, NO. E9600757 12 NOTICE OF WITHDRAWAL OF vs. APPEAL OF HEARING EXAMINER 13 Planning/Building/Public Works Department, REPORT AND DECISION 14 Respondent. 15 Appellant Patricia Wilson, by and through undersigned counsel, hereby 16 withdraws her Appeal of the Hearing Examiner's Report and Decision, dated January 13, 17 2003. 18 /I__+b DATED this.2.l4 day of ,N , 2003. 19 JO S MONROE MITSUNAGA,PLLC 20 21 B n O/ 0--kv y ,\\ 22 Robert D. Johns,WSBA#70 6 23 Duana T. Kolouskova,WSBA#27532 Attorneys for Appellant 24 1810-1 Wd of Appeal 2-26-03 25 NOTICE OF WITHDRAWAL OF APPEAL JOHNS MONROE MITSUNAGA PLLC ATTORNEYS AT LAW PAGE 1 of 1 ORIGINAL 1500 114t Ave. SE,Suite 102 Bellevue,Washington 98004 Tel:(425)451 2812/ Fax(425)451 2818 1 CITYW RENTON *al Planning/Building/PublicWorks Department 1 e Tanner,Mayor Gregg Zimmerman P.E.,Administrator February 27, 2003 Mr. Steve Huzzy 3404 NE 17th Place Renton, WA 98056 RE: Emergency Access Easement through Renton Housing Authority Mr. Huzzy: As requested, enclosed is a copy of the recorded easement between the City of Renton and the Renton Housing Authority. If there are questions, you may contact me at 425-430-7382. Sincer ly, Susan Fiala Senior Planner Enclosure: Copy of Recorded Easement cc: Project File • 1055 South Grady Way-Renton,Washington 98055 RENTON LkA oa_O C, AHEAD OF THE CURVE This paper contains 50%recycled material,30%post consumer ro CA - vN . ---7 CITY OF RENTON 3 2�"3 �, FEa 2 7 2003 ITV i HEARING RENTON �"� RECEIVED EXAM NEf? CITY CLERK'S OFFICE JOHNSMONROEMITSUNA GAPLLC TRANSMITTAL MEMORANDUM Date: February 26, 2003 To: City of Renton Clerk of the Council 1055 South Grady Way Renton, WA 98055 Re: Patricia Wilson v. Planning/Building/Public Works Dept. No. E9600757 Enclosure: Notice of Withd&dX47t&'?tj a of Appeal of Hearing Examiner Report and Decision (WO Plan P Plitt i1 PP 02-dL/7 Enclosed for filing in this matter is our Notice of Withdrawal of Appeal of Hearing Examiner Report and Decision. The original appeal in this matter was submitted on January 11, 2003. Also enclosed is an additional copy and return envelope with the request that it be date stamped when received and returned to our office. Thank you kindly. `JOOHHNSS MON'ROE MTTSUNAGA PLLC far— Evanna L. Charlot Legal Assistant for Robert D. Johns, and Duana T. Kolouskova cc: Susan Fiala, Project Manager, City of Renton F- 1. ... ..i • r .. .. H ... . .. .i :t .. . • .... ;... Transmittal Renton City Council 2-26-03 ei`/• G/yvA CITY ur rcCw i v. FEB 27 2003 • RECEIVED CITY CLERK'S OFFICE 1 2 3 4 5 6 7 :g BEFORE THE CITY COUNCIL OF THE CITY OF RENTON 9 10 Patricia Wilson, 11 Appellant, NO. E9600757 12 NOTICE OF WITHDRAWAL OF vs. APPEAL OF HEARING EXAMINER 13 Planning/Building/Public Works Department, REPORT AND DECISION 14 Respondent. 15 Appellant Patricia Wilson, by and through undersigned counsel, hereby 16 withdraws her Appeal of the Hearing Examiner's Report and Decision, dated January 13, 17 2003. 18 I_+b DATED this 2.(9 day ofry , 2003. 19 INS MONROE MITSUNAGA, PLLC 20 21 � n\ By I v 22 Ro ert D. Johns, WSBA#7086 23 Duana T. Kolouskova,WSBA#27532 Attorneys for Appellant 24 1810-1 Wd of Appeal 2-26-03 25 NOTICE OF WITHDRAWAL OF APPEAL JOHNS MONROE MITSUNAGA PLLC ATTORNEYS AT LAW PAGE l of l ORIGINAL 1500 114te Ave. SE,Suite 102 Bellevue,Washington 98004 Tel: (425)451 2812/ Fax(425)451 2818 JOHNS MITSUNAGA PLLc Robert D.Johns Michael P.Monroe Darrell S.Mitsunaga Duana T.Kolous"kova February 26, 2003 Ms. Susan Fiala,Project Manager City of Renton Planning/Building/Public Works Dept. OEM Renton,WA 980551055 South Grady Way ciTGyp�F RENT �N FEB 2 8 2003 Re: Elle Rain Preliminary Plat-LUA-02-047,ECF PP R' cE/VED Dear Ms. Fiala: This letter supplements our variance application of September 18, 2002, pursuant to my recent conversation with you. We originally requested a variance to permit a reduction in the width of one lot from the standards of Renton Municipal Code ("RMC") 4-2-110A. The specific variance requested is to allow Lot 11 in the plat to be reduced in width by 8 feet, from 60 feet to 52 feet, to accommodate a request by City staff that the new access road,Monroe Court NE, have a right-of-way width of 42 feet. RMC §4-9-250 provides four review criteria for a variance. These are summarized as follows: (1) (a) The applicant suffers undue hardship; (b) The variance is necessary because of special circumstances, including size, shape,topography, location or surroundings; (c) Strict application of the zoning code would deprive the owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification; (2) The variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone; (3) The variance is the minimum necessary to accomplish the desired purpose. With respect to review criterion (1), the applicant clearly suffers undue hardship. At the pre-application meeting, staff indicated that the City would accept a new access road to be 34 feet wide. With this access road, Lot 11 would have satisfied the lot width and T:(425)451-2812•F: (425)451-2818 Cypress Building 1500 114th Ave. SE• Suite 102• Bellevue,WA 98004 Ms. Susan Fiala,Project Manager City of Renton Planning/Building/Public Works Dept. February 26, 2003 Page 2 depth requirements of RMC 4-2-110A. However, the City subsequently changed its mind and now requires the new access road to be 42 feet in width. The effect of the City's subsequent position is to make Lot 11 substandard. In further discussion, the City recommended that the applicant request a variance regarding Lot 11 such that the access road could be 42 feet wide. In this manner, the access road would meet the City's standards without the applicant losing the ability to build a home on Lot 11. Therefore, due to the City's decisions regarding the access road, the applicant would suffer undue hardship without a variance for Lot 11. The variance is necessary because of special circumstances. The majority of the plat of Elle Rain (the area of proposed lots 1 through 9) is landlocked from access to local streets. In order to provide access to this area, the applicant purchased Lot 2 of the Honey Creek Park plat. Lot 2 of the Honey Creek Park plat is 94 feet wide and 80 feet deep. By using the western portion of Lot 2 for the access road to otherwise landlocked Elle Rain property, the applicant can now make use of this property for single family development. The eastern portion of this old lot is now Lot 11. The landlocked nature of the Elle Rain parcels created a special circumstance. The Elle Rain plat, including Lot 11, is unique in that access is limited to one route, which invariably affects Lot 11. The variance is the only way to address this situation. Strict application of the zoning code would deprive this applicant of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification. The City has approved other plats in the vicinity for single family residential use. Further, the applicant proposes to add additional square footage on the north side of the lot, so the lot is large enough to meet minimum lot size and depth requirements. While this additional area will not resolve the substandard width, this action demonstrates that the applicant is taking every step possible to address any concerns and attain as much compliance with the code as possible. The applicant is simply requesting a variance for the City to allow the applicant to construct a single family residence on Lot 11, consistent with other lots in the vicinity. With respect to review criterion (2), the variance will not be materially detrimental to the public welfare, or injurious to the property or improvements in the vicinity and zone. There is no evidence of any possible detriment to public welfare or injury to property. Instead, this variance would simply allow what is appropriate development for Lot 11, a single family residence. Further, the City's approach of requiring the applicant to JOHNSMONROEMITSUNAGA PLI.c Ms. Susan Fiala,Project Manager City of Renton Planning/Building/Public Works Dept. February 26, 2003 Page 3 provide a 42 foot access road and, by extension, granting a variance for Lot 11, is logical and appropriate for the public welfare. With respect to review criterion (3), the variance is the minimum necessary to accomplish the desired purpose. In order to make Lot 11 large enough to accommodate a house consistent in size with the proposed homes in Elle Rain and the existing homes in the Honey Creek Park plat, the applicant proposes to add a triangular area on the north side of Lot 11, so that the overall lot is large enough to meet minimum lot size and depth requirements. However, it is simply not physically possible to meet the minimum lot width for a corner lot and provide a 42-foot wide right-of-way for the entrance road in this circumstance. Therefore, a variance from the lot width requirement should be granted to avoid the loss of a usable urban infill lot. Thank you for your consideration of this variance. In the event you require additional information, or have questions or comments, please feel free to contact me at the below telephone number. Sincerely, Duana T. Kolouskova cc: Client Direct Tel:(425)467-9966 Email:koloaskova@jmmlaw.com 1810-1 ltr to Fiala 2-26-03 JOHNSMONROEMITSUNAGA PLLC t,uI -02-041-1Cy. I PVE M.' . ..... . ... .. 1OHNSMONROEMITSUNAGA ✓ PLLC TRANSMITTAL MEMORANDUM Date: February 26, 2003 To: City of Renton Clerk of the Council 1055 South Grady Way Renton,WA 98055 Re: Patricia Wilson v. Planning/Building/Public Works Dept. No. E9600757 Enclosure: Notice of Withdrawal of Appeal of Hearing Examiner Report and Decision Enclosed for filing in this matter is our Notice of Withdrawal of Appeal of Hearing Examiner Report and Decision. The original appeal in this matter was submitted on January a 2003. Also enclosed is an additional copy and return envelope with the request that it be date stamped when received and returned to our office. Thank you kindly. JooHNss MONROE MITSUNAGA PLLC Evanna L. Chariot Legal Assistant for Robert D. Johns, and Duana T. Kolouskova cc: Susan Fiala, Project Manager, City of Renton Transmittal Renton City Council 2-26-03 4111 411 2 3 4 5I 6 � I 7 8 BEFORE THE CITY COUNCIL OF THE CITY OF RENTON 9 10 Patricia Wilson, 11 Appellant, NO. E9600757 12 NOTICE OF WITHDRAWAL OF vs. APPEAL OF HEARING EXAMINER 13 Planning/Building/Public Works Department, REPORT AND DECISION 14 Respondent. 15 Appellant Patricia Wilson, by and through undersigned counsel, hereby 16 withdraws her Appeal of the Hearing Examiner's Report and Decision, dated January 13, 17 2003. 18 I 19 I-+b DATED this 2.(9 day of -Nehru , 2003. JOFINS MONROE MITSUNAGA PLLC O , 20 21 By \n & 22 Robert D. Johns, WSBA#70 6 23 Duana T. Kolougkova,WSBA#27532 Attorneys for Appellant 24 1810-1 Wd of Appeal 2-26-03 25 NOTICE OF WITHDRAWAL OF APPEAL JOHNS MONROE MITSUNAGA PLLC f ATTORNEYS AT LAW PAGE 1 O 1 1500 1141°Ave.SE,Suite 102 C . Bellevue,Washington 98004 O Tel:(425)451 2812/ Fax(425)451 2818 CITY OF RENTON MEMORANDUM DATE: February 25, 2003 TO: Susan Fiala FROM: Rebet5caFi Lind STAFF CONTACT: Don Erickson SUBJECT: Elle Rain Place Preliminary Plat, 3316 NE 17t'Place;LUA-02- 047,PP,ECF Staff reviewed this proposed preliminary plat on May 16, 2002 and supported it with its proposed reduced street widths of 34 feet rather than 42 feet. At that time we found that the proposed plat was generally consistent with the majority of the relevant Comprehensive Plan land use policies identified by staff(see attachment). Since then the applicant has proposed a 42-foot wide street with a 55-foot cul-de-sac. Staff have also found that based upon the lot sizes provided by the applicant the actual size of the plat is 1.78 acres rather than 1.46 acres as state by the applicant (see Sheet 1 of 6) Staff have recalculated the maximum density for this plat and found it to be 7.64 units (lots) per net acre, well under the maximum allowed density of 8.0 units (lots)per net acre in the R-8 Zone. Recommendation: Support the Elle Rain Place Preliminary Plat. Attachments(2) cc: Don Erickson H:\EDNSP\Interdepartmental\Development Review\Green File\Comments\Elle Rain Place Prelim Plat.doc\d R-8 Density Worksheet Page 1 City of Renton Density Worksheet for Development in the R-8 Zone Elle Rain Preliminary Plat According to Renton's City Code, the standards for new development in the R-8 Zone require that residential densities fall within a range of 5 to 8 dwelling units per net developable acre. (Section 4-31-5.D.2) The code does not require that the lots be developed simultaneously. However, the land must be platted so as not to preclude future development at an appropriate density. 1) Total parcel size minus street r-o-ws and sensitive areas: 62682.0 square feet 2) Net Acreage(line 1 divided by 43560): 1.44 acres dwelling units net density 3) Maximum and minimum allowed dwelling units Max. 11 7.64 and respective net densities: Min. 8 5.56 4) 62682.00 sq ft and 11 dwelling units result in a density of 7.64 d.u./acre. Deductions from gross area: Public Streets @ 15,084 sq. ft. Access Easemnt @ 0.00 sq. ft. Total Deductions C 15,084 sq. ft H:\DIVISION \DEVELOP.SER\DEV&PLAN.ING\DENCALC.XLS CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM DATE: February 24,2003 TO: Susan Fiala FROM: Sonja J.FesserA SUBJECT: Elle Rain Plat,LUA-02-047,PP Format and Legal Description Review Bob Mac Onie and I have reviewed the above referenced preliminary plat submittal and have the following comments: Comments for the Applicant: The"TRACT"(northeasterly of Lots 6 and 7)should be identified as"TRACT A", or other, as is appropriate. If said tract is to be used for detention purposes, or other,note that on the drawing also. Is the"LANDSCAPE EASEMENT"something other than a Native Growth Protection Easement? If one and the same,correct the title given said easement. If not, leave as is. Previous review comments made on May 23,2002 and September 17, 2002 still apply to the preliminary plat submittal. See the attachments for copies of those reviews. \H:\File Sys\LND-Land Subdivision&Surveying Records\LND-10-Plats\0391\RV030224.doc • ® CITI JF I ENTON aal Office of the City Attorney Lawrence J.Warren Jesse Tanner,Mayor CITY OF RENTON F F B 2 8 2003 RECEIVED RECEIVED CITY CLERK'S OFFICE February 21, 2003 Duana T. Kolouskova Johns Monroe Mitsunaga MAYORS Cypress Building �� 1500— 114th Ave SE, Suite 102 Bellevue, WA 98004 Re: Emergency Access Agreement Between City of Renton and Renton Housing Authority/Houser Terrace Dear Ms.Kolou§kova: Enclosed is a conformed copy of the above-mentioned easement. It was recorded on February 19, 2003,under King County Recording Number 20030219001554. Very truly yours, Stephanie Rary Legal Assistant to Lawrence J.Warren Enc. Cc: Jay Covington(w/enc) Larry Rude (w/enc) '� mar-termer Susan Fiala(w/enc) '� l { L '/7 Post Office Box 626-Renton,Washington 98057-(425)255-8678/FAX(425)255-5474 RENTON AHEAD OF THE CURVE :: This paper contains 50%recycled material,30%post consumer • l • After recording return to: CONFORMED COPY WARREN BARBER&FONTES,P.S. P.O. BOX 626 RENTON, WASHINGTON 98057-0626 20030219001554 WARREN EAS 23.00 PAGE 001 OF 005 02/19/2003 10:32 KING COUNTY, WA DOCUMENT'TITLE: Easement REFERENCE NUMBER OF RELATED DOCUMENT: N/A GRANTOR(S): Renton Housing Authority,a Washington municipal corporation ADDITIONAL GRANTOR(S) ON PAGE: N/A GRANTEE(S): City of Renton, a Washington municipal corporation ADDITIONAL GRANTEE(S) ON PAGE: N/A ABBREVIATED LEGAL DESCRIPTION: Ptn. Lots 1 &2,Renton Senior Housing Short Plat #020-90, Vol 91 of Surveys, Pg. 265, Situate in Sec. 4 TWN 23 N. R. 5 E. ADDITIONAL LEGAL DESCRIPTION ON PAGE(S): Exhibit A ASSESSOR'S TAX PARCEL NUMBER(S): 0423059023 and 0423059342 EASEMENT This easement is hereby entered into between Renton Housing Authority, a Washington municipal corporation, ("Grantor"), and City of Renton, a Washington municipal corporation ("Grantee"). Grantor and Grantee agree as follows: Grantor is the owner of real property in the City of Renton, legally described on Exhibit A, attached hereto and incorporated herein. In consideration for the sum of one dollar,receipt whereof is hereby acknowledged,and other good and valuable consideration, Grantor grants and conveys to Grantee and its successors and assigns,for the purposes hereinafter set forth,a perpetual non-exclusive emergency access easement under,across and over real property(the "right-of-way"herein) situated in King County, Washington and legally described in Exhibit B,attached hereto and incorporated herein. EASEMENT- 1 �: v6 1 s 1. Purpose: Grantee shall have the right to use the right-of-way for emergency access. 2. Grantor's i Jse of Right-Of--Way: Grantor reserves the right to use the right-of-way for any purpose not inconsistent with the rights herein granted,provided that Grantor shall not construct or maintain any building or other structure on the right-of-way which would interfere with the exercise of the rights herein granted. 3. Ohstnuctions and Landscaping: Grantee may from time to time remove trees, bushes,or other obstructions within the right-of-way and may level and grade the right-of-way to the extent reasonably necessary to carry out the purposes set forth in Paragraph 1 hereof,provided, that following any such work,Grantee shall,to the extent reasonably practical,restore the right-of- way to the condition it was immediately prior to such work. 4. Indemnity: By accepting and recording this Easement,Grantee agrees to indemnify and hold harmless Grantor from any and all claims for damages suffered by any person which may be caused by Grantee's exercise of the rights herein granted;provided,that Grantee shall not be responsible to Grantor for any damages resulting from injuries to any person caused by acts or omissions of Grantor. 5. Successors and Assigns: The covenants herein contained shall run with the land and are binding upon all subsequent owners thereof. 2.66 DATED this l 0 day of FEB itu A tLy ,2002. RENTON HOUSING AUTHORITY By: Tom Tasa, Executive Director EASEMENT- 2 • STATE OF WASHINGTON ) )ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that Tom Tasa is the person who appeared before me,and who signed this_instrument,on oath stated that he was authorized to execute the instrument and acknowledged it as the Px ec v,ti ve Di r ecfo r- of Renton Housing Authority to be the free and voluntary act of such party for the uses and purposes mentioned in the instrument. tIt .21)03 DATED this /3 day of Fe d r H R h y ,2002. Notary Public in and for the State 'Via� of Washington,residing at /�Ps?t . (e ; My appointment expires: /- -0 5 kC3 o 0 EASEMENT- 3 EXHIBIT A Legal Description of Property Lot 1: Lot 1 of Renton Senior Housing Short Plat,according to the plat thereof,recorded in Volume 91 of Surveys,Page 265,records of King County, Washington. Situate in Section 4, Township 23 North, Range 5 East, W.M., in the City of Renton, King County, Washington. Lot 2: Lot 2 of Renton Senior Housing Short Plat,according to the plat thereof,recorded in Volume 91 of Surveys, Page 265,records of King County, Washington. Situate in Section 4, Township 23 North, Range 5 East, W.M., in the City of Renton, King County, Washington. yr EXHIBIT B Legal Description of Right-of-Way An emergency access easement over and across the Private Road and Utilities Easement on Lot 1 per the Renton Senior Housing Short Plat, as recorded under King County Recording Number 199303039001, Records of King County, Washington; AND over and across the Emergency Access Road on Lot 2 and a portion of Lot 1 per said short plat; All situate in Section 4, Township 23 North,Range 5 East, W.M., in the City of Renton, King County, Washington. TY 1 O CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM DATE: February 20, 2003 TO: Susan Fiala, Senior Planner FROM: Jim Gray, Assistant Fire Marshal SUBJECT: Elle Rain Place Preliminary Plat, 316 NE 17th St. MITIGATION ITEMS; 1. A fire mitigation fee of$488.00 is required for all new single-family structures. FIRE CODE REQUIREMENTS: 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structures. 2. Street addresses shall be visible from a public street. 3. Fire Dept access road to Lot 10 is required to be a 20 foot paved roadway with a turning radius of 25 foot inside and 45 foot outside. 4. Access road shall be posted "No Parking" per City Street standards. All dead end streets over 150 long are required to have an approved turnaround, roadway to Lot 10. Diagram attached. 5. Secondary access to this Plat is required and will be provided with an recorded easement through the Housing Authority Property. Please feel free to contact me if you have any questions. . - ( A CZ, FIRE APPARATUS ACCESS ROADS ..A - RENTON FIRE PREVENTION BUREAU x Las- 40 . 7000 •TD Lr. -4- ::::::::::.:?:.::::::::::::.:f:::::::::::::::fi:i:::•..:*:.:: NI- 1-1:-. -.:::::: ....1.1.. .1:1::.:1:-:::::::1:::-::.:.:.:i:::::::.:-:.:.:.:.:.......:.:.:.:.:.:.:1.1::.:.:.:.:.:1::.:.:1::.:.:1.:::.:::::::::i::::::::: ::!:::::::.::.•.:::::::::::::::::.•.::::::.L...::. ci) •-.7.i.:::***\-- -- — \ C.TilL3 . :176.::::::::::::::::::::::::::::::::::::::::::::1::::::::.::-............. .< •"....-:•:•:•:•:::::::•::::::::::::::::..:•::::::::::::::::::::::::::: ::::.................;:%:::" :::::::::::::::.:: ::.....:;:.:::.....:.::::.:::::::::: :::: :::::::::::::;;-.:•.::::::::::::::•::::::::::::•::.N:::::::::.::::::::.: a_ •••••-'-:-:::•::::::::::::::::::::::::::::::::: ::::::............ -,::::::::::::::::::::::::•...::.z.:-::.:.:-:-:.:.:.:.:::x....:.. _e •::::.::::::::,:.:.::::.:.:.:.:4::::.y.:::.:::::::A::: In \‘,1, k V- :::::::.............1 cl• "•AV:. ::::..i..:0....:4::::::::iP:':::: i. . 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'? 4:::::::::::::::::::: :.1::.::::::"...:::.:::N.::.:::..:::::: ts,_ In .....". d A :. .::::::::::: ...... ,p,...1, Nt N't‘-. ....P::::::::::::::::::i '0 ....::*::::::::::::::::::::::::::•:-:::::::-E.: 'is ::::::::::::::20..z.:•:•:•:•:•:-:.:•:•:. cisr i............... . .. ...„ ... 6 :::::.::::::::7:q:-:•::::' i?..:'.' ."...../... . ..../ ......-:::::::::...........7::......:::.:. 1 EMERGENCY VEHICLE TURNAROUNb — HAMMERHEAD ) City of Renton Department of Planning/Building/Public 6 �s ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: t �. ", Sty 1/J C . COMMENTS DUE: FEBRUARY 25, 2003 APPLICATION NO: LUA-02-047,PP,ECF DATE CIRCULATED: FEBRUARY 20,2003 APPLICANT: Patricia L. Wilson PROJECT MANAGER: Susan Fiala PROJECT TITLE: Elle Rain Place Preliminary Plat WORK ORDER NO: 78977 LOCATION: 3316 NE 17th Place SITE AREA: 77,537 SF BUILDING AREA(gross): SUMMARY OF PROPOSAL:The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for an 11 lot subdivision of a 1.46 acre site located within the Residential —8 (R-8)zoning designation. The proposed lots are intended for the eventual development of detached single family homes. The existing residence is proposed to be moved and a new house has been constructed on new lot 10. Access is proposed via a new public right-of-way, Monroe CT NE that would extend north from NE 17th Place as part of the Elle Rain plat improvements. REVISED DRAWINGS ARE ATTACHED: See memo for details A. ENVIRONMEN"i AL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth _ Housing Air Aesthetics Water LightGlare Plants _ Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services — Energy/ Historic./Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet RECEIVED FEB 2 0 2003 CITY OF RENTON UTILITY SYSTEMS B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or,\uthorized Representative Date Routing2_REVISED.doc Rev.10/93 City of Renton Department of Planning/Building/Public ..,,,„s ENVIRONMENTAL 8 DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Crvi S-��C. Cn ceeVitt COMMENTS DUE: FEBRUARY 25, 2003 APPLICATION NO: LUA-02-047,PP,ECF DATE CIRCULATED: FEBRUARY 20, 2003 CITY OFRENTON RCC , VtD APPLICANT: Patricia L.Wilson PROJECT MANAGER: Susan Fiala C PROJECT TITLE: Elle Rain Place Preliminary Plat WORK ORDER NO: 78977 FEB LOCATION: 3316 NE 17Ih Place BUIt-ntNG DIVLSION SITE AREA: 77,537 SF BUILDING AREA(gross): SUMMARY OF PRO'OSAL:The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for an 11 lot subdivisic n of a 1.46 acre site located within the Residential-8 (R-8) zoning designation. The proposed lots are intended for the; eventual development of detached single family homes. The existing residence is proposed to be moved and a new house has been constructed on new lot 10.Access is proposed via a new public right-of-way, Monroe CT NE that would extend north from NE 17th Place as part of the Elle Rain plat improvements. REVISED DRAWINGS ARE ATTACHED: See memo for details A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELA'ED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas whe additional information is needed to properly assess this proposal. Signature of Director Authorized Representative Date Routing2_REVISED.doc Rev.10/93 City of Renton Department of Planning/Building/Public bvu,ns ENVIRON,'NENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ry r COMMENTS DUE: FEBRUARY 25, 2003 C '*1 n, APPLICATION NO: LUA-02-047,PP,ECF DATE CIRCULATED: FEBRUARY 20, 2003 Zp CO LNO APPLICANT: Patricia L.Wilson PROJECT MANAGER: Susan Fiala 1�+ IT7 fir PROJECT TITLE: ElleRain Place Preliminary Plat WORK ORDER NO: 78977 m z <rNz LOCATION: 3316 NE. 17th Place 1-4-1 Z ' m cn SITE AREA: 77,537 SF BUILDING AREA(gross): SUMMARY OF PROPOSAL:The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for an 11 lot subdivision of a 1.46 acre site located within the Residential—8 (R-8)zoning designation. The proposed lots are intended for the eventual development of detached single family homes. The existing residence is proposed to be moved and a new house has been constructed on new lot 10. Access is proposed via a new public right-of-way, Monroe CT NE that would extend north from NE 17th Place as part of the Elle Rain plat improvements. REVISED DRAWINGS ARE ATTACHED: See memo for details A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health _ Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet cz%Ire...."64{ B. POLICY-RELATED COMMENTS (f/tAJL '12 jl/rItkW/5 - C. CODE-RELATED COMMENTS A-tie a2.e //L i(')4 A We have reviewed this application with particular attention to thosi'areas in which we have expertise and have identified areas of probable impact or areas where dditional information is need to properly assess this proposal. 4/4-- �s63 9 Si natur f It or r,au oriz d R reSenta6ve O Date Routing2_REVISED.doc Rev.10/93 A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS "It is anticipated that the proposed development would generate future residents that would utilize existing City park and recreation facilities and programs. The City has adopted a Parks Mitigation Fee of $530.76 per each new single family lot to address these potential impacts." Parks Mitigation Fee 5 Io 604 • A AM , ! L ,.a -.::...�,�.... '^-''Y�J'�6S`��t+`r ..u�' 9`�%'�L.�rk•�t_ .�v �?, �`i't�:" ,.-•v t.P.�—' .,..n+�ycvx=� `fir. -f 'tr. "` '.�2�°3.afa'asr,w,fir. a a �.a...9..c.:. ,-:r,, ... a!� :xa.:s`°-'_a��i?lw adv.o!:.;^ac+.ra_r^aNtArc'-—*x:.:Y?y`.rm�:.:.-c.M.--....;^•+:.:J?.^-:;:4::a--ra4,-2r:c.�...::::...:......:......:..... :.................... Project Name &L cAL) 9-P Project Address Ne• \T / 1Ulo1JI2eG Aki NE, . Contact Person , \ • RAGY—L`12 X Address Phone Number Permit Number L-UN —0)...cL\7 -FLo0 . • Project Description " \ok %c• QLat-_-- w6 ,94- � sn Land Use TT pe: . Method of Calculation: lcA'iA e E Residential a'ITE Trip Generation Manual (a- pl Sc p2— O Retail 0 Traffic Study 0 Non-retail 0 Other cl•S1 ns/(AA --k- Calculation: s7 -7- 8(4, 1 ..1:,,,r, 10 x ��7s . c� • 4, ,4scr, 7s _— , - 8L. 13 1 • Transportation Mitigation Fee: ' : . ) Calculated by: )r,, Date: ai )96P---i Account Number: ' • Date of Payment City of Renton Department of Planning/Building/Public t'vu,ns ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: pi • Q�vfLu/ COMMENTS DUE: FEBRUARY 25, 2003 APPLICATION NO: LJA-02-047,PP,ECF DATE CIRCULATED: FEBRUARY 20,2003 APPLICANT: Patricia L.Wilson PROJECT MANAGER: Susan Fiala DEVELOPMENT SERVICES PROJECT TITLE: Ell 3 Rain Place Preliminary Plat WORK ORDER NO: 78977 CITY OF RENTON LOCATION: 3316 NE 17th Place F E B 21 2003 SITE AREA: 77,537 f F BUILDING AREA(gross): lECEIVED SUMMARY OF PROF OSAL:The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for an 11 lot subdivision of a 1.46 acre site located within the Residential—8 (R-8) zoning designation. The proposed lots are intended for the eventual development of detached single family homes. The existing residence is proposed to be moved and a new hause has been constructed on new lot 10. Access is proposed via a new public right-of-way, Monroe CT NE that would extend north from NE 17th Place as part of the Elle Rain plat improvements. REVISED DRAWINGS ARE ATTACHED: See memo for details - A. ENVIRONMEN7.AL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS I-Lierajd We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additio 1 irifor ation is needed to proper y assess this proposal. Signature of Director or Authorized Repre ative Date Routing2_REVISED.doc Rev.10/93 City of Renton Department of Planning/Building/Public vvortcs ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: S"I,� rte jwask . COMMENTS DUE: FEBRUARY 25, 2003 APPLICATION NO: LUA-02-047,PP,ECF DATE CIRCULATED: FEBRUARY 20, 2003 eIT(OF RtNTU7, APPLICANT: Patricia L.Wilson PROJECT MANAGER: Susan Fiala RECEIVED PROJECT TITLE: Elle Rain Place Preliminary Plat WORK ORDER NO: 78977LB 1 Cp 2003 LOCATION: 3316 NE 171h Place SITE AREA: 77,537 SF BUILDING AREA(gross): BUILDING DIVISION SUMMARY OF PRO='OSAL:The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for an 11 lot subdivisic n of a 1.46 acre site located within the Residential—8 (R-8) zoning designation. The proposed lots are intended for the eventual development of detached single family homes. The existing residence is proposed to be moved and a new house has been constructed on new lot 10.Access is proposed via a new public right-of-way, Monroe CT NE that would extend north from NE 17th Place as part of the Elle Rain plat improvements. REVISED DRAWINGS ARE ATTACHED: See memo for details A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary • Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELA i ED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where addition information is needed to properly assess this proposal. � s � 69 Signature of Director or Au orized Representa' Date Routing2_REVISED.doc Rev.10/93 City of RE..._..I Department of Planning/Building/Public s ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT`--VYC,,,,` -; �;� COMMENTS DUE: FEBRUARY 25, 2003 APPLICATION NO: LUA-02-047,PP,ECF DATE CIRCULATED: FEBRUARY 20,2003 RF of APPLICANT: Patricia L.Wilson PROJECT MANAGER: Susan Fiala C 1 FD PROJECT TITLE: Elle Rain Place Preliminary Plat WORK ORDER NO: 78977 B 0 LOCATION: 3316 NE 17th Place /L�/NC>0/ �U'� SITE AREA: 77,537 SF BUILDING AREA(gross): P/s/On, SUMMARY OF PROPOSAL:The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for an 11 lot subdivision of a 1.46 acre site located within the Residential —8 (R-8)zoning designation. The proposed lots are intended for the eventual development of detached single family homes. The existing residence is proposed to be moved and a new house has been constructed on new lot 10.Access is proposed via a new public right-of-way, Monroe CT NE that would extend north from NE 17th Place as part of the Elle Rain plat improvements. REVISED DRAWINGS ARE ATTACHED: See memo for details A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use . Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS N-2LE a7(76/ c'q C. CODE-RELATED COMMENTS g We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional informati4._____need to properly assess this proposal. ZJ rtGd3 Signature of Director or Authorized Representative Date Routing2_REVISED.doc Rev.10/93 CITY OF RENTON MEMORANDUM DATE: February 26, 2003 TO: Susan Fiala FROM: Arneta Henninger X7298 ikj,k SUBJECT: ELLE RAIN PLACE PLAT APPLICATION LUA 02-047 3316 NE 17TH PL I have reviewed the preapplication for this 11 lot plat located in the general vicinity of NE 17th PL & Monroe Av NE in Section 4-23-5 and have the following comments. Existing Conditions: Water--There is an existing 6" dead end watermain located in NE 17th PI. This site is located in the 565 Pressure Zone. The static pressure at street level in NE 17th PI is approximately 72 psi. Sanitary Sewer--There is a 12" sanitary sewer main located in the parcel to the east. See City of Renton drawing S1432 Phase II for details. There is an existing 8" sanitary sewer main in NE 17th PI. See City of Renton drawing Si 13 for additional information. Storm--There are existing storm drainage facilities NE 17th PI. The site is not located in the Aquifer Protection Zone. CODE REQUIREMENTS ACCESS • Projects that are proposing streets longer than 700 feet are required per City of Renton code to provide two means of access to the site and fire sprinklers in all houses beyond 500 feet. STREET IMPROVEMENTS: • Street lighting is required to be designed and installed to City of Renton standards and specifications for this 11 lot plat. • The minimum design standard for a residential access street for a full plat is a 50 foot right-of-way with a 32 foot pavement width. The applicant may request in Elle Rain Plat Application February 26, 2003 Page 2 writing a reduction in the required right-of-way width for residential access streets for new streets within a plat to 42 feet. • The Traffic Mitigation Fee of $6459.75 shall be paid prior to recording of the plat. This is a condition of the plat. SANITARY SEWER: • This project is required to install a 8" sanitary sewer main to serve this plat. • The applicant may tie the sanitary into the Honey Creek Sanitary Sewer line (the existing 12" main noted above). Applicant may then need an HPA (Hydraulics Permit Application) from the Department of Fisheries. This will include steep slope issues and sensitive areas issues with the crossing of the creek. A geotechnical analysis specifically for the design of the sanitary sewer system for the offsite route will be required. • The applicant is responsible for securing all necessary public and private sanitary sewer easements prior to issuance of any permits. • This project is located in the Honey Creek Special Assessment District (SAD). This assessment fee is $250 per lot which is collected as part of the construction permit. • System Development Charges of $760 per each new lot are required. The Development Charges are collected as part of the construction permit. WATER: • A 8" watermain extension is required to be installed in the proposed roadway in order to provide domestic water to serve the lots in this plat and in order to meet the fireflow requirements of installing fire hydrants capable of delivering a minimum of 1,000 GPM. • This proposed plat needs to install a new 8" main from NE 17th PL to the north. • All plats are required by City code to provide a fire hydrant with a minimum fire flow requirement of 1,000 GPM within 300 feet of any proposed single-family structure. If the proposed single-family structures exceed 3,600 square feet, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structure. This distance is measured along a travel route. Additional fire hydrants will be required as a part of this project to meet this criteria. • Water System Development Charges of $1 105 per each new lot will be required for this project. The Development Charges are collected as part of the construction permit. STORM DRAINAGE: • A storm drainage report was submitted with the formal application. We recommend that a condition of the plat be that all storm shall be designed in Elle Rain Plat Application February 26, 2003 • Page 3 accordance with the 1998 Level II King County Surface Water Drainage Manual. The report is not approved at this time. • The storm design and installation needs to tightline the storm down to Honey Creek. The discharge needs to utilize an energy dissipater. • The conceptual utility plan is not consistent with the storm drainage report. The conceptual utility plan is not approved. The utility plan needs to show a detention facility. • The Surface Water System Development Charges of $525 per each new lot applies to the proposed project. The Development Charges are collected as part of the construction permit. EROSION CONTROL Due to our concerns for possible erosion and sedimentation problems from further construction activities on the site, we recommend the following conditions for this plat (for both preliminary plat development and future building permit for the individual lots): 1. The applicant shall install a silt fence along the downslope perimeter of the area that is to be disturbed. The silt fence shall be in place before clearing and grading is initiated, and shall be constructed in conformance with the specifications presented in the King County Surface Water Design Manual. This will be required during the construction of both off-site and on-site improvements was well as building construction. 2. Shallow drainage swales shall be constructed to intercept surface water flow and route the flow away from the construction area to a stabilized discharge point. Vegetation growth shall be established in the ditch by seeding or placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from erosion and to reduce flow rates. The design and construction of drainage swales shall conform to the specifications presented in the SWDM. Temporary pipe systems can also be used to convey stormwater across the site. This will be required during the construction of both off-site and on-site improvements as well as building construction. 3. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site during the construction of both off-site and on-site improvements as well as building construction. 4. Certification of the installation, maintenance and proper removal of the erosion control facilities shall be required prior to recording of the plat. 5. Weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation shall be submitted by the project Engineer of record to the public works inspector for the preliminary plat construction. Certification of the installation, maintenance and proper removal of the erosion control facilities shall be required prior to recording of the plat. Elle Rain Plat Application ' February 26, 2003 Page 4 GENERAL: • No permits will be issued until all offsite utility easements have been submitted, reviewed and approved by City staff. • It appears that the Hillside Subdivision regulations might apply to this parcel. • All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. • All plans need to be tied to a minimum of two of the City of Renton current Horizontal and Vertical Control Network. • Permit application must include an itemized cost estimate for these improvements. The fee for review and inspection of these improvement is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything over $200,000. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: r ;r{ ) v vzitfiv✓t COMMENTS DUE: FEBRUARY 2;, 93 ; APPLICATION NO: LUA-02-047,PP,ECF DATE CIRCULATED: FEBRUARY 20,7f40. _� APPLICANT: Patricia L.Wilson PROJECT MANAGER: Susan Fiala PROJECT TITLE:_Elle Rain Place Preliminary Plat WORK ORDER NO: 78977 FEB 2 0 2003 LOCATION: 3316 NE 17th Place 1 c, SITE AREA: 77,537 3F BUILDING AREA(gross): Flt. SUMMARY OF PROPOSAL:The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for an 11 lot subdivision of a 1.46 acre site located within the Residential—8 (R-8)zoning designation. The proposed lots are intended for the eventual development of detached single family homes. The existing residence is proposed to be moved and a new house has been constructed on new lot 10. Access is proposed via a new public right-of-way, Monroe CT NE that would extend north from NE 17th Place as part of the Elle Rain plat improvements. REVISED DRAWINGS ARE ATTACHED: See memo for details A. ENVIRONMENT AL IMPACT(e.g. Non-Code)COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Ai Aesthetics Water _ Light/Glare Plants Recreation Land/Shoreline Use _ Utilities Animals Transportation Environmental Health Public Services • Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet ' 0 B. POLICY-RELA1 ED COMMENTS C. CODE-RELATED COMMENTS L� /? !y/J Lo 6n f??e.� (6 It We have reviewed this application wi h particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where ad itional iIformatio eeded to properly assess this proposal. 00/eYS Signature of irector or Authorize Repr ntative Date Routing2_REVI ED.doc Rev.10/93 Ski CITY OF RENTON Planning/Building/Public Works MEMORANDUM DATE: February 19, 2003 FROM: Susan Fiala, Senior Planner, x7382 y SUBJECT: Elle Rain Preliminary Plat File No. LUA 02-047, ECF, PP The subject plat has been taken off hold due to the granting of an emergency/secondary access easement through the adjacent property (Housing Authority). The attached drawings reflect a few revisions including the following: 1. The revised plans submitted show the existing house noted as "house to be moved". s the 2. The tract for fcandetention d disturbed and labeled. has been notednThe the squasite re footagel Landscape dedicated the Easement drainage facility and the landscape easement are provided. 3. Easements have been labeled. The s from tember 2002 chanted. Please let mew been eduled for ERC on March 3,know by February 26, 2003 2003. they may be incorporated ated into the ERG have changed. P report. Please call or email if there are questions. O EveLop c+ryalFAirP AFAoNNNiNO Pt8 J Q �+�al3 RECE IvE CITY C 7 RENTON Office of the City Attorney Jesse Tanner,Mayor Lawrence J.Warren February 21, 2003 Duana T. Kolouskova Johns Monroe Mitsunaga Cypress Building 1500— 114th Ave SE, Suite 102 Bellevue,WA 98004 Re: Emergency Access Agreement Between City of Renton and Renton Housing Authority/Houser Terrace Dear Ms. Kolouskova: Enclosed is a conformed copy of the above-mentioned easement. It was recorded on February 19, 2003, under King County Recording Number 20030219001554. Very truly yours, Stephanie Rary Legal Assistant to Lawrence J. Warren Enc. Cc: Jay Covington(w/enc) Larry Rude (w/enc) Susan Fiala(w/enc) ESI PEON DEV�C-v 1NG OF �t� ED a Post Office Box 626-Renton,Washington 98057-(425)255-8678/FAX(425)255-5474 R E N T O N �• AHEAD OF THE CURVE C: This paper contains 50%recycled material,30%post consumer After recording return to: CONFORMED COPY WARREN BARBER&FONTES, P.S. P.O. BOX 626 RENTON, WASHINGTON 98057-0626 20030219001554 WARREN PAGE 001 OF 005EAS 23.00 02/19/2003 10:32 KING COUNTY, WA DOCUMENT TITLE: Easement REFERENCE NUMBER OF RELATED DOCUMENT: N/A GRANTOR(S): Renton Housing Authority,a Washington municipal corporation ADDITIONAL GRANTOR(S) ON PAGE: N/A GRANTEE(S): City of Renton,a Washington municipal corporation ADDITIONAL GRANTEE(S) ON PAGE: N/A ABBREVIATED LEGAL DESCRIPTION: Ptn.Lots 1 &2,Renton Senior Housing Short Plat #020-90,Vol 91 of Surveys,Pg. 265, Situate in Sec. 4 TWN 23 N. R. 5 E. ADDITIONAL LEGAL DESCRIPTION ON PAGE(S): Exhibit A ASSESSOR'S TAX PARCEL NUMBER(S): 0423059023 and 0423059342 PA SEMENT This easement is hereby entered into between Renton Housing Authority, a Washington municipal corporation, ("Grantor"),and City of Renton, a Washington municipal corporation ("Grantee"). Grantor and Grantee agree as follows: Grantor is the owner of real property in the City of Renton,legally described on Exhibit A,attached hereto and incorporated herein. In consideration for the sum of one dollar,receipt whereof is hereby acknowledged,and other good and valuable consideration, Grantor grants and conveys to Grantee and its successors and assigns,for the purposes hereinafter set forth,a perpetual non-exclusive emergency access easement under,across and over real property(the"right-of-way"herein)situated in King County, Washington and legally described in Exhibit B,attached hereto and incorporated herein. EASEMENT- 1 "�; ?� fir . 711( Vjk 1. Purpose,. Grantee shall have the right to use the right-of-way for emergency access. 2. Grantor's Use of Right-Of-Way: Grantor reserves the right to use the right-of-way for any purpose not inconsistent with the rights herein granted,provided that Grantor shall not construct or maintain any building or other structure on the right-of-way which would interfere with the exercise of the rights herein granted. 3. Ohstnnctions and Iandscaping: Grantee may from time to time remove trees, bushes,or other obstructions within the right-of-way and may level and grade the right-of-way to the extent reasonably necessary to carry out the purposes set forth in Paragraph 1 hereof,provided, that following any such work,Grantee shall,to the extent reasonably practical,restore the right-of- way to the condition it was immediately prior to such work. 4. Indemnity: By accepting and recording this Easement,Grantee agrees to indemnify and hold harmless Grantor from any and all claims for damages suffered by any person which may be caused by Grantee's exercise of the rights herein granted;provided,that Grantee shall not be responsible to Grantor for any damages resulting from injuries to any person caused by acts or omissions of Grantor. 5. Successors and Assigns: The covenants herein contained shall run with the land and are binding upon all subsequent owners thereof. H. DATED this 13 day of rEB 2.i t A 2y ,-2002. RENTON HOUSING AUTHORITY By: Tom Tasa, Executive Director EASEMENT- 2 • STATE OF WASHINGTON ) ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that Tom Tasa is the person who appeared before me, and who signed this instrument,on oath stated that he was authorized to execute the instrument and acknowledged it as the Fx ec o-i ue Director- of Renton Housing Authority to be the free and voluntary act of such party for the uses and purposes mentioned in the instrument. tit 2oa3 DATED this I.3 day of Fe d r H R H y ,2662. Notary Public in and for the State �.... � of Washington,residing at /('Pi,t . i3110N '°•.. �f s • �pYAAy My appointment expires: /- -0 5 PUELIG 0.4!..t41..06,-./egf EASEMENT- 3 EXHIBIT A Legal Description of Property Lot 1: Lot 1 of Renton Senior Housing Short Plat,according to the plat thereof,recorded in Volume 91 of Surveys,Page 265,records of King County, Washington. Situate in Section 4,Township 23 North,Range 5 East, W.M., in the City of Renton, King County, Washington. Lot 2: Lot 2 of Renton Senior Housing Short Plat,according to the plat thereof,recorded in Volume 91 of Surveys,Page 265,records of King County, Washington. Situate in Section 4,Township 23 North, Range 5 East, W.M., in the City of Renton, King County, Washington. EXHIBIT B Legal Description of Right-of-Way An emergency access easement over and across the Private Road and Utilities Easement on Lot 1 per the Renton Senior Housing Short Plat, as recorded under King County Recording Number 199303039001, Records of King County, Washington; AND over and across the Emergency Access Road on Lot 2 and a portion of Lot 1 per said short plat; All situate in Section 4, Township 23 North,Range 5 East, W.M., in the City of Renton, King County, Washington. ea FY OF RENTON r 1055 S. Grady Way Renton, WA 98055 Printed: 02-18-2003 Land Use Actions RECEIPT Permit#: LUA02-047 Payment Made: 02/18/2003 04:57 PM Receipt Number: R0301022 Total Payment: 250.00 Payee: CHRISTELLE, INC. Current Payment Mad to the Following Items: Trans Account Code Description Amount 5022 000.345.81.00,0019 Variance Fees 250.00 Payments made for this receipt Trans Method Description Amount Payment Check #5118 250.00 Account Balances Trans Account Code Description Balance Due 3021 303.000.00.345.85 Park Mitigation Fee .00 5006 000.345.81.00,0002 Annexation Fees .00 5007 000.345.81.00,0003 Appeals/Waivers .00 5008 000.345.81.000004 Binding Site/Short Plat .00 5009 000.345.81.00,0006 Conditional Use Fees .00 5010 000.345.81.0010007 Environmental Review .00 5011 000.345.81.00,0008 Prelim/Tentative Plat .00 5012 000.345.81.00,0009 Final Plat .00 5013 000.345.81.00 0010 PUD .00 5014 000.345.81.00]0011 Grading & Filling Fees .00 5015 000.345.81.001 0012 Lot Line Adjustment .00 5016 000.345.81. 1 000013 Mobile Home Parks .00 5017 000.345.81.00,0014 Rezone .00 5018 000.345.81.00,0015 Routine Vegetation Mgmt .00 5019 000.345.81.0010016 Shoreline Subst Dev .00 5020 000.345.81.00,0017 Site Plan Approval .00 5021 000.345.81.00,0018 Special Permit Fees .00 5022 000.345.81.00,0019 Variance Fees .00 5023 0 .00 5024 000.345.81.000024 Conditional Approval Fee .00 5036 000.345.81.000005 Comprehensive Plan Amend .00 5909 000.341.60.000024 Booklets/EIS/Copies .00 5941 000.341.50.00,0000 Maps (Taxable) .00 5954 604 .237.00.000000 Special Deposits .00 5955 000.05.519.90,'42.1 Postage .00 5998 000.231.70.00,'0000 Tax .00 Remaining Balance Due: $0.00 02/17/03 10:08 FAX 425 451 2818 JOHNS MONROE MITSUNAGA Q 001 T . M; JTHNSMONRO EMITSUNAGA r t t C Robert D.johns Michael P.Monroe Dutef S-Mitsunaga 1)vana T.Kolouss7covii February 17,2003 Ms, Susan Fiala,Project Manager City of Renton Planning/Building/Public Works Dept. 1055 South Grady Way Renton,WA 98055 Re: Elle Rain Preliminary Plat-LUA-02-047,ECF PP Dear Ms.Fiala: As you are aware, the Housing Authority has executed an easement which provides secondary access for the Elle Rain plat. Therefore, please remove this application from its hold status and continue processing. Thank you and please feel free to contact me at the below telephone number if you have any questions. Sincerely, Duaana T. Kolouskova cc: Client Direct Tel:(425)467-9966 Email:kolouskova@jmmlaw-cnrn 1810-1 ltr to Fiala 2-17.03 T:(425)451-2812• F:(425)451-2819 Cypress Building 1500 114th Ave.SE•Suite 102• elellcvue.WA 98004 February 10,2003 Renton City Council Minutes Page 61 Public Works: Cedar River Surface Water Utility Division recommended approval of a consultant Section 205 Flood Damage agreement with Golder Associates,Inc. in the amount of$107,795 to Reduction 2003 Monitoring implement the 2003 Monitoring Plan for the Cedar River Section 205 Flood Plan, Golder Associates Damage Reduction Project. Council concur. MOVED BY KEOLKER-WHEELER,SECONDED BY NELSON,COUNCIL APPROVE THE CONSENT AGENDA AS AMENDED TO CHANGE ITEM 7.d.FROM"Council concur"TO "Refer to Community Services Committee." CARRIED. Appeal:Elle Rain Preliminary Reporting on Consent Agenda item 7.b.,the appeal of the Elle Rain Preliminary Plat,Patricia Wilson,PP-02- Plat road standards, City Attorney Larry Warren stated that he met with the Housing Authority today and was able to obtain an agreement from them to provide an easement for emergency ingress and egress,which,when formalized, will eliminate the need for the appeal. OLD BUSINESS Council President Keolker-Wheeler reported that the following topics were Council: Retreat Report(2/5 & discussed during the Council/Staff planning workshop held on February 5th and 2/6/2003) 6th: Explore Life project;Renton's Comprehensive Plan;Heavy Industrial Zone moratorium update;annexation issues;Renton's Business Plan; Council communications; leasing issues;Council meeting minutes;cable channel 21; Council interactions with staff;naming of the Aquatic Center;and historic issues. Public Safety Committee Public Safety Committee Chair Clawson presented a report regarding auto theft Legal: Auto Theft Tools tools. The Committee concurred in the recommendation of staff that the ordinance regarding this matter be presented for first reading. MOVED BY CLAWSON,SECONDED BY NELSON,COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. (See page 64 for ordinance.) Police: Burglaries in Renton Public Safety Committee Chair Clawson presented a report regarding burglaries Highlands(Commercial& in the Renton Highlands shopping area. The Committee was briefed by the Residential) Police Department on the alleged increase in burglaries in the Renton Highlands shopping area. The Committee concurred in the recommendation of staff that no additional action be taken at this time. MOVED BY CLAWSON, SECONDED BY PERSSON,COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Councilman Corman pointed out that the Police Department continues to take action to curtail the increase in burglaries and the Committee was briefed on the matter. Community Services Community Services Committee Chair Nelson presented a report Committee recommending concurrence in the Mayor's appointment of Geraldine(Gerrie) Appointment: Planning Jackson to the Planning Commission for a three-year unexpired term,which Commission expires 1/31/2005,replacing Cheryl Danza who resigned. MOVED BY NELSON,SECONDED BY CORMAN,COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Councilwoman Nelson introduced Ms.Jackson who stated that she has a background in real estate,land use and permitting,and is looking forward to being a member of the Planning Commission. February 10,2003 Renton City Council Minutes Page 60 * The City's website registered 1,672,066 overall page views in comparison to 1,131,971 overall page views in 2001 (an increase of 47%). * The Recreation Division received a$3,000 grant from the King County Performing Arts Network for the 2003 season performances at Carco Theatre. * Citizens can now download and print a variety of static maps using the popular Adobe PDF format from the City's website at www.ci.renton.wa.us. CONSENT AGENDA Items on the consent agenda are adopted by one motion which follows the listing. Council Meeting Minutes of Approval of Council meeting minutes of February 3, 2003. Council concur. February 3, 2003 Appeal: Elle Rain Preliminary City Clerk reported appeal of Hearing Examiner's decision regarding Plat,Patricia Wilson, P2 modification of road standards for the Elle Rain Preliminary Plat, NE 17th Pl. 047 (PP-02-047); appeal filed on 1/27/2003 by Robert D. Johns and Duana T. Kolouskova, attorneys,representing Patricia Wilson, accompanied by required fee. Refer to Planning&Development Committee. CAG: 03-002, Skate Park City Clerk reported bid opening on 2/3/2003 for CAG-03-002,Liberty Park Revisions,TF Sahli Const Skate Park Revisions; six bids; engineer's estimate$70,340.22; and submitted staff recommendation to award the contract to the low bidder, T.F. Sahli Construction, in the amount of$65,089.60. Council concur. Community Services: Community Services Department recommended approval of Addendum#2 to Landscape Maintenance CAG-01-042,contract with Facility Maintenance Contractors for landscape Services,Facility Maintenance maintenance services, to extend the contract through December 31, 2003, in the Contractors, CAG-01-042 amount of$104,521.94. Council ncur. Refer to Community Services Committee. Development Services: Martin Development Services Division recommended acceptance of the dedication of Short Plat,ROW Dedication, additional right-of-way at the northwest corner of Dayton Ave. NE and NE 20th Dayton Ave NE, SHP-02-090 St. to fulfill a requirement of the Martin Short Plat(SHP-02-090). Council concur. ESA: Salmonid Species and Economic Development,Neighborhoods and Strategic Planning Department Habitat Protection Action Plan recommended adoption of the "City of Renton Action Plan for Protecting Salmonid Species and Habitat." Refer to Committee of the Whole. Police: Jail Services Contract Police Department recommended approval of rate addenda to the interlocal Addenda, King County Cities agreements with King County cities for the temporary housing of inmates being transferred to Yakima County Jail. The addenda reflect Renton's daily inmate housing rate increase to$58.80, to match that of Yakima's which increased from$46.00 to$58.80. Refer to Public Safety Committee. Police: Crime Analyst Hire at Police Department recommended approval to fill the Crime Analyst position at Step E Step E, salary grade pn61. The grade and salary for this position,previously approved by Council on 2/3/2003, was incorrect and did not reflect the grade approved by Council in September, 2002. Council concur. Transportation: FlexPass Transportation Systems Division recommended approval of a contract with Program, King County(Metro) King County and Sound Transit to continue the 2003-2004 FlexPass Commute &Sound Transit Trip Reduction Program for City employees in the amount of$19,800. Council concur. (See page 63 for resolution.) CITY OF RENTON COUNCIL AGENDA BILL AI#: SUBMITTING DATA: FOR AGENDA OF: 2/10/2003 Dept/Div/Board.. AJLS/City Clerk Staff Contact...Bonnie I. Walton AGENDA STATUS: Consent XX SUBJECT: Public Hearing.. Appeal of Hearing Examiner's decision dated 01/13/2003 regarding modification of road standards for the Elle Rain Preliminary Plat, 3316 NE and 3420 NE 17th Place (File No. LUA-02-047, PP,ECF, AAD) Resolution Old Business.... EXHIBITS: New Business.... A. City Clerk's letter(1/31/2003) Study Session... B. Appeal (01/27/2003) Other C. Hearing Examiner's Report (01/13/2003) D. Administrative Decision (8/8/2002) RECOMMENDED ACTION: APPROVALS: Legal Dept Refer to Planning and Development Committee Finance Dept.... Other FISCAL IMPACT: N/A Expenditure Required... Transfer/Amendment.. Amount Budgeted Revenue Generated... SUMMARY OF ACTION: Appeal filed by Patricia Wilson,represented by Robert D. Johns and Duana T. Kolouskova, attorneys, accompanied by required $75 fee received 1/27/2003. a o' CITZ JF RENTON : ,,,u ' City Clerk - J isse Tanner,ivfayor Bonnie I.Wallop . January 31, 2003 • • APPEAL FILED BY: Patricia Wilson,represented by Robert D.Johns and Duana • Kolouskova of Johns Monroe.Mitsunage.PLLLC,Attorney at Law. RE: Appeal of.Hearing Examiner's decision dated 01113/2003 regarding modification ' • . • of road standards.for the Elle Rain Preliminary Plat application, a proposed 11-lot ' •. single-family subdivision on•1.46-acres located in the vicinity of 3316 and 3420 • NE 17a''Place. (File No.LUA-02-047.'PP,ECF,.AAD) To Parties of Record: ' ' • - ,:Pursuantto Title IV,Chapter 8,Renton.City code of.Ordinances,written appeal'of the " - hearing examiner's decision on road standard modifications for the Elle Rain Preliminary Plat has been filed-with the City Clerk. '. ' In accordance-with Renton Municipal' ode Section'4 110F, within five days of receipt of the notice of appeal,the Ci Clerk shall` otifyall pies of record of the`receipt of the. . . -appeal,- Other parties of record ,ay sibmltuetters in support:of their positions within ten ' - (10)days Of the dates of mailing the notification:o.f the'fihng of the:appeal. The . deadline for submission of additional letters is February 1,0 v2 1 , NOTICE IS HEREBY diVEN hat a w`nfted p als and otherapertinent documents will be reviewed:b the o ncilVs P j d veeiopment Committee. The Council ' • y rd of Tek'and.ti a o'f'th Planningand : . • . . .� � secretary�will-notify:all pa�es of.r�� '`°f . .� . 'Development Committee meeting .If:you are not listed in local telephone directories and • .wish to attend,the meet*,please call the Council ecret�ary at 425 430-6501 for ` information. -The recommendation;;of the Committee wili_.lie iresented for consideration , • by the full Council.at a:subsequent.Council meeting. ^` ' Attached is a,copyof the Renton Municipal Codetiregarding appeals of Hearing Examiner decisions or recomrtmendations: Please note hat the•City` ouncil will be"considering the . • merits of the appeal based upon the written record previously established. Unless a showing can be.made that additional evidence could not reasonably have been available at the prior hearing held by the Hearing Examiner;nO further evidence or testimony.on • this matter will be accepted by the City Council.; _ - • For additional information or assistance;please feel free to call me at 425 430-6502. ' ; Sincerely,:• • Bonnie:I,Walton City'Clerk/Cable:Manager ' Attachments cc: Council secretary 1055 South GradyWay-Renton Washington 98055-(425 430-6�10/FAX(425)43.0-6516 E"N Y g ) .� AHEAD OF THE CUEVE • . JC.� This paper contains 5096 recycled material. Yp p 30ost coAsOmer •. • City of Renton Municipal Code: Title IV,Chapter 8,Section 110 -Appeals 4-8=1.10C4 The notice of appeal shall be accompanied by a fee in accordance with RMC 4-1-170,the fee schedule of the City.(Ord.3658,•9-13-82) • • 4-8-110E8 Unless a specific section or State Iaw providing for review of decision of the Examiner requires review thereof by the Superior Court or other body,,any interested party aggrieved by the Examiner's written • decision or recommendation May submit a notice of appeal to the City Council upon a form furnished by the City.Clerk,within.fourteen(14).calendar days from the date of the Examiner's written report.(Ord,3658,9- 13-82,Arad.Ord.4899,3-19-2001) . . • 4-8-110F: Appeals to City Council Procedures: (See above for Time for Appeal) :: 1: Notice to Parties of Record: Within five(5)days of receipt of the notice of appeal,the City Clerk shall:• ' notify all parties of record of the receipt of the appeal. • 2. ..Opportunity to Provide Comments: Other:parties of record may submit letters in support of their positions within ten(t0)days of the dates of mailing of the notification of the filing of the notice of appeal • 3. Transmittal of Record to Council: Thereupon the Clerk shall forward to the members of the.City • Council all of the pertinent.doeuMents,including the written decision or recommendation,findings and conclusions contained in the Examiner's report,the notice of appeal,and additional letters submitted by the parties (Ord.3658,9 13-82).. • - •• •. • 4, Council Review Procedures: No public hearing shall`be held by the City Council No new or additional evidence or testimony shall be accepted by the city Council unless a showing is made by the • party offering the evidence that the evidence could not reasonably have been available at the time of the • hearing before the Examinef. If the Council determines that additional evidence is required,the Council shall remand the matter to the Examiner for reconsideration and receipt of additional evidence: The cost ' of transcription of the hearing record shall be borne by the appellant::In the absence of any entry upon the record of an order by the City Council authorizing new or additional evidence or testimony,and a • remand to the Hearing Examiner-for receipt.of such:'evidence or testimony,it,shall be presumed that no ' , new or additional evidence or testimony has been accepted by the City Council,and that the record before the City Council is identical to the hearing record before the'Hearing Examiner (Ord.'4389, 1 5: Council Evaluation Criteria 'The'consideration the City Council shall be based solely upon the record,the Hearing Examiner's report,the notice of appeal and additional subnussions by parties. • 5: Findings and Conclusions Required If,upon appeal Oft decision of the Hearing Examiner on an application submitted pursuant to Section RMC 441-050F1 and after examination of the record,the • . . ' Council determines that a substantial error,in-fact or law exists in`the record,it may remand the • _• preceding to Examiner for reconsideration,or modify,or reverse the decision of the Examiner accordingly.. 7. Council Action: If,upon appeal from a recommendation of the Hearing Examiner upon an"application• submitted pursuant to Section RMC 4-1-050F2and F3 and after examination of the record,the Council'.`.::.' • determines that:a substantial error in fact or law exists in the record,or that.a recommendation of the ` 1. Hearing Examiner should be disregarded or modified,the.City Council,may remand the proceeding:to • the Examiner for reconsideration,or enter its owh decision upon the application 8. Decision Documentation: In any event,the decision of the City Council shall,be in writing and shall specify any modified or*ended findings and conclusions other thanthose set forth in the report of the . - • Hearing Examiner. Each material finding shall be supported by substantial evidence in the'record. The. ' • burden of proof shall rest with the appellant.(Ord.3658,9-13-82) • 9. Council Action.Final: The action of the Council approving,:modifying or rejecting a decision of the , Examiner shall be final and conclusive,unless appealed within the time frames under"subsection G5 of • this Section.(Ord.4660,3-17-1997) JAN-27-2003 13:29 RENTON CITY CLERK OFC CITY OF REA,OP.02/03 APPEAL- HEARING EXAMINER JAN 2 7 2003 e.m WRI'YI I N APPEAL OF HEARING EXAMINER'S DECISION/RECOMMENDATJ&A,' N CITY COUNCIL. uLERics OFFICE FILE NO. LUA 02-047, ECF_/ PP, AAD APPLICATION NAME: Elle Rain The undersigned interested party hereby files its Notice of Appeal from the decision or recommendation of January 13, 20�� 20�_• the Land Use Hearing Examiner, dated 1. IDENTIFICATION OF PARTY APPELLANT: REPRESENTATIVE(IF ANY) Name:.,; Robert Johns,,.,. na/Dua Kolousk.ova . Name: Patricia Wilson _. Address: 1500 114th Ave. S.E. Address: Contact through at•f-nrnay Telephone No. Telephone No.(425) 467-9966 • 2. SPECIFICATION OF ERRORS (Attach additional sheets, if necessary) Set forth below are the specific errors or law ate number fact aenotea the on which�F�c�ner's s appeal ps rep�)d. FINDING OF FACT: (Please designate No. Error:_ SEE ATTACHED Correction: • CONCLUSIONS: No. Error: • Correction: OTHER No. Error: Correction: _ 3. SUMMARY OF ACTION REQUESTED: The City Council is requested to grant the following relief: (Attach explanation, if desired) X Reverse the decision or recommendation and grant the following relief: SEE ATTACHED Modify the decision or recommendation as follows: Remand to the Examiner for further consideration as follows: Other (2.9-10 3 RIGt/Representative Signatur !N A „ Date NOTE: Please refer to Title IV, Chnpter 8, of the Renton Municipal Code, and Section 4-8-11OF, for specific appeal procedures. heappeal.doc/forms 2 3 4 5 6 7 8 BEFORE THE CITY COUNCIL OF THE CITY OF RENTON 9 10 , Patricia Wilson, 11 Appellant, NO. E9600757 12 ! NOTICE OF APPEAL OF HEARING vs. EXAMINER REPORT AND 13 Planning/Building/Public Works Department, DECISION 14 I Respondent. j 15 ' 16 A. Decision Appealed. 17 Hearing Examiner Report and Decision regarding Appeal of Administrative 181 Determination for Elle Rain Preliminary Plat,January 13, 2003. 19 B. Project Name/File Number. 20 Elle Rain Preliminary Plat,LUA-02-047,ECF,PP,AAD 21 C. Appellant's Contact Information. 22 Appellant: 23 24 Patricia Wilson Contact through attorney 25 NOTICE OF APPEAL TO CITY COUNCIL JOHNS MONROE MITSUNAGA PLLC ATTORNEYS AT LAW PAGE I of 3 1500 114t°Ave.SE,Suite 102 Bellevue,Washington 98004 Tel:(425)451 2812/ Fax(425)451 2818 • 1 Appellant's Attorney: 2 Robert D.Johns Duana Kolougkova 3 Johns Monroe Mitsunaga,PLLC 1500 114th Avenue S.E., Suite 102 4 Bellevue,WA 98004 5 (425)451-2818 6 D. Appellant's Legal Interest in the Property. 7 Appellant is the property owner and applicant. 8 E. Summary of Grounds for Appeal and Errors of Law and Fact. 9 ': 1. The Hearing Examiner erroneously found that the modification would not meet 10 safety standards. 11 Correction: The modification meets safety standards. 12 2. The Hearing Examiner erroneously relied on incorrect information regarding 13 access: specifically the Hearing Examiner erroneously relied on incorrect or incomplete 14I information regarding the street width and frontage improvements for Newport Avenue, 15 N.E. 17th Street and Monroe Avenue. 16 Correction: The street width and frontage improvements after the construction of the Elle 17 Rain plat would comply with City Code standards. 18 3 The Hearing Examiner erroneously found that the City only had granted one 19 modification from the dual access requirement and the basis for that modification. 20 Correction: Remove conclusion — planning department did not submit evidence to 21 support conclusion. 22 4. The Hearing Examiner erroneously found that the City had turned down similar 23 requests. 24 Correction: Remove conclusion — planning department did not submit evidence to 25 NOTICE OF APPEAL TO CITY COUNCIL JOHNS MONROE MITSUNAGA PLLC f ATTORNEYS AT LAW PAGE 2 o 3 1500 114`s Ave.SE,Suite 102 Bellevue,Washington 98004 Tel:(425)451 2812/ Fax(425)451 2818 1 support conclusion. 2 5. The Hearing Examiner erroneously found that the modification would result in 3 injurious or adverse impact to adjacent properties. 4 Correction: The modification would not result in injurious or adverse impact to adjacent 5 properties. 6 6. The Hearing Examiner erroneously failed to determine that the applicant 7 complied with RMC §4-6-060 due to the existing alternative access through the Housing 8 ! Authority site. 9 Correction: The proposal complies with RMC §4-6-060 because two means of access 16 exist. 11 7. The Hearing Examiner erroneously found that the modification was not justified. 1: Correction: The modification is justified under RMC §4-9-250. 1 F. Relief Sought. 14 We respectfully request the City Council to reverse the Hearing Examiner's 15 Report and Decision and either determine the applicant has complied with RMC §4-6- 16 1 060 or grant the Modification. 17 DATED this 2.,3 day off u , 2003. 18 ca-IINS MONROE MITSUNAGA, PLLC 19 20 By 21 D. Johns,WSBA#7086 Duana T. Kolougkovra,WSBA#27532 22 Attorneys for Appellant 23 1810-1 Appeal to City Council 1-27-03 24 25 NOTICE OF APPEAL To CITY COUNCIL JOHNS MONROE MITSUNAGA PLLC ATTORNEYS AT LAW PAGE 3 of 3 1500 114th Ave.SE,Suite 102 Bellevue,Washington 98004 Tel: (425)451 2812/ Fax(425)451 2818 • January 13,2003 OFFICE OF THE HEARING EXAMINER CITY OF RENTON REPORT AND DECISION APPELLANT: Duana Kolou kova Johns Monroe Mitsunaga PLLC 1500 114th Avenue SE, Suite 102 Bellevue,WA 98004 Appeal of Administrative Determination re Elle Rain Preliminary Plat File No.: LUA-02-047,ECF,PP,AAD LOCATION: SUMMARY OF REQUEST: SUMMARY OF APPEAL: Appeal of Administrative Determination PUBLIC HEARING: After reviewing the Appellant's written request for a hearing and examining the available information on file,the Examiner conducted a public hearing on the subject as follows: MINUTES The following minutes are a summary of the September 24,2002 appeal hearing. The official record is recorded on tape... The hearing opened on Tuesday, September 24,2002,at 9:00 a.m.in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No. 1: Yellow file containing the appeal,the Exhibit No.2: Renton Housing Authority Map Examiner's letter setting the hearing date,a map, photographs, and other documentation pertinent to the appeal. Parties present: Appellant: Duana Kolougkova Johns Monroe Mitsunaga PLLC 1500 114th Avenue SE, Suite 102 Bellevue,WA 98004 Representing applicant: Patricia Wilson Elle Rain Preliminary Plat Appeal File No.: LUA-02-047,ECF,PP,AAD January 13,2003 Page 2 Representing City of Renton: Larry Warren,City Attorney Susan Fiala,Development Services 1055 S Grady Way Renton, WA 98055 Ms.Kolouskova opened with background information on the secondary access issue. The original request for modification was for either a modification from the standards or acknowledgement of the second road. The City in its denial completely ignored the second road so the applicant appealed the City's decision;therefore,the second road is still in play because it was part of the original request for modification. This is the way in which the applicant/appellant views the relationship of the secondary access to the modification proceeding. Ms.Fiala gave a brief overview of the preliminary plat. The applicant is requesting a preliminary plat approval for an 11-lot subdivision of a 1.77-acre site. To the south of the site is NE Sunset Boulevard,which is a major arterial. Access to the site is north on Newport Avenue NE where it meets NE 171 Street going west then turns north onto Monroe Avenue NE to where it terminates at NE 171 Place,which is the southern boundary of the subject site. The subject site consists of two parcels. There is one existing parcel with a house,which is currently lot 2 of the Honey Creek Place subdivision. The other parcel is the larger portion of the site,which currently has a single-family home under construction. The Honey Creek Greenway is located to the north of the property. To the west is the Puget Sound Energy transmission easement and further to the west is the Renton Housing Authority site. To the east and the south are existing single-family homes. There are 11 lots proposed in the subdivision. The new street would be called Monroe Court NE,which would terminate in a cul-de-sac. The 11 lots would be comprised of the existing parcel. Lot 10 has a new home currently under construction and is accessed off a 20-foot access easement further to the east on NE 17th Place. The new lot 11 is where there is an existing home proposed to be turned 90 degrees to fit the lot. The right-of- way for Monroe Court NE was originally submitted as a reduced right-of-way to 34 feet;however,staff did not support this. The applicant did go back and revise the plans to reflect a 42-foot right-of-way. In response to questioning from the Examiner,Ms.Fiala stated that the 700-foot measurement begins at NE Sunset Boulevard through the three residential streets up to the new subdivision proposal. Ms.KolouKkova stated that she represents the applicant/appellant In this matter. She added that her written submittals for the most part cover the appellant's position. She personally views the case in two parts. First of all,the question of the secondary access in existence was part of the original request. The fact that secondary access exists basically demonstrates that they have complied with the original requirements in Renton's Code. Under the provisions allowing for a modification under Renton Municipal Code the fact that the secondary access does exists along with all the other circumstances regarding the property provides for the opportunity for the City to properly grant the modification. It is the appellant's position that the denial of the modification was erroneous based on all of the evidence presented to the City and that the Hearing Examiner should reverse the Planning Department's decision to deny the application. She has provided a copy of the Renton Housing District map. On a partial view of the Renton Housing Authority's Short Plat Map she demonstrated that the City anticipated there to be an emergency access route through the Renton Housing Authority Development. There is an emergency access gate located at the property boundary that has been approved by the Fire District who does have the ability to go through that gate in the event of an emergency. The Housing Authority road exists and terminates connecting to NE 17th Place,which continues, easterly and then connects also to the south to Monroe Elle Rain Preliminary Plat Appeal File No.: LUA-02-047,ECF,PP,AAD January 13, 2003 Page 3 Avenue. The area adjacent to the Renton Housing Authority on the northeast side of the Housing Authority is the location of the Elle Rain Plat. The secondary access actually meets up very closely with the extension of Monroe Avenue,which becomes the Elle Rain cul-de-sac,Monroe Court. The access is paved and does connect to NE 17th Place. The Fire District did perform a review when the City approved the Renton Housing Authority Short Plat several years ago. She has provided a selection out of the conditions of approval for that short plat. The conditions are attached to her pre-hearing brief and provide for a requirement that there be an emergency access road connecting to NE 17th Place. Within the Hearing Examiner's conditions of approval within the short plat approval,the Hearing Examiner found that road may very well be opened in the future as a primary access • road. Clearly there was consideration on behalf of the City that this road was intended for more then just a private emergency access only for the Housing Authority. She feels that the easement and what it covers is irrelevant. The fact is,there is a secondary access out there for emergency purposes that was originally required by the City. The Housing Authority has constructed the road; therefore,there are two points of access for the Elle Rain Plat,which is all that Renton Municipal Code requires. Thus,the applicant has met the requirements for dead end streets in excess of 700 feet. In regard to the modification portion of the request,it seems pretty self-evident considering everything presented so far. The fact that there is a secondary access,the location of the Elle Rain Plat is such that there is no other way to get to the area aside from the two access routes in existence. This modification matches the intent and purpose of the Code and also that the Code itself if interpreted to provide something more then requiring two points of access is basically impractical in this scenario. The City has been presented with a similar circumstance in the past with the DeBar Plat. She provided copies of the approval of the DeBar Plat as well as the Determination of Non-Significance—Mitigated(M-DNS)that demonstrates that the City in the past has granted a modification based on very similar if not more constrained circumstances where there would be more health and safety concerns allowing development at the end of a 700-foot plus dead-end. The DeBar Plat approval was based on apparently a modification the City granted as discussed in the M-DNS and the Hearing Examiner's decision acknowledged that the plat did not have secondary access and that was allowed even though it stretched Renton Municipal Code,which requires a second means of access. In the DeBar example there was absolutely no means of secondary access. Comparing the DeBar Plat to the Elle Rain Plat,it seems clear that if a modification was appropriate in the DeBar Plat that it would certainly be appropriate in the Elle Rain Plat where in fact two means of access do exist. The houses are proposed to be sprinklered and there is no other way to approach the property. The effect of the denial of the modification is essentially a denial of the plat. The City's position in its denial of the modification is that it is all right to have only two residences on that property. First of all,the City did not seem to think it was all right to just have a couple residences on the DeBar Plat and therefore did allow the Code to be stretched and did provide a modification. In response to questioning from the Examiner,Ms.Kolouglcova stated that the modification language itself is somewhat subjective. Does this modification comply with the intent and purpose of the Code and is the Code impractical? The obvious purpose of the modification provisions is to allow flexibility especially where it is warranted. In this case,the question is was a modification even needed because there are two means of access. Secondly,if the City reads into the Code that somehow there are more requirements then two means of access then the modification is appropriately granted because the whole point of the modification process is to allow development to move forward where it complies with the Code in an overall basis but there are glitches that somehow make the Code impractical. It baffles the applicant that the City would not want this development here. It complies with the Growth Management Act as well as mandates regarding infill development. It is in an urban area and is not providing an unreasonable density. Two lots in a 1.8-acre area would certainly not fulfill the density requirements in an urban area. In response to questioning from Mr.Warren,Kayren Kittrick,Development Services, 1055 S Grady Way, Renton,WA 98055 stated that she is familiar with the requested modification. She took the 700-foot Elle Rain Preliminary Plat Appeal File No.: LUA-02-047,ECF,PP,AAD January 13,2003 Page 4 measurement off of drawings submitted with the plat and she has also visited the site. The distance is measured from Sunset Boulevard to the center of the cul-de-sac and is approximately 1,050 feet. This may not be a complete measurement because the measurement now goes to the back of the buildable.lot. She stated that she has been working in her position for 10 years and has seen about one official request for modification per year and two to three unofficial requests for modification per year. Of all these requests only one has been granted in the past 10 years,the DeBar Plat. All the others were required to comply with secondary access. There have been three pre-applications on this particular parcel. The length of the dead-end has been an issue in every case and the City's position has been that secondary access is required because it is over 700 feet. The streets widths leading up to the plat are 30 feet of pavement on Newport Avenue with no curb, gutter or sidewalks and unimproved shoulders. The transition from 17t1 Street onto Monroe Avenue varied from 18 to 22 feet of paving with no curb,gutter or sidewalk and there is an abrupt turn at 171 Street and Monroe Avenue. At the corner of Monroe Avenue and NE 176 Place it goes up to 27 feet. In response to questioning from Ms.Kolougkova,Ms.Kittrick replied that the 700 feet is measured from the point where there is a single point of access. In this case the entire plat of Honey Creek Park is out of compliance in that it only has a single point of access. From Newport Avenue at Sunset Boulevard at the back of curb measuring down the centerlines of roadways down to NE 17th Street,west to Monroe Avenue then north up to the proposed plat was over 700 feet. It was measured to the center point of the cul-de-sac for convenience. Technically, it should be measured to the back of curb and to determine if sprinklering is necessary it is measured to the back of the building envelope. This is the way in which the City has measured in the past couple of years. Before this it was always easier for plan review to take it to the edge of the pavement because that is where the fire truck would drive. In response to questioning from the Examiner,Ms.Kittrick stated that the 700-foot mark is just south of NE 176'Place on Monroe Avenue NE. In response to questioning from Mr.Warren,Larry Rude,Fire Marshall,Renton Fire Department, 1055 S Grady Way,Renton,WA 98055 reviewed his experience with the City of Renton Fire Department. He is familiar with this particular request for modification. The reason secondary access is required is due to public safety,not only for response time but also the ability to gain access in a time of emergency. In this area the widths of the streets pose a problem as well as the 15 percent gradient for entry into the plat. The fact that there is only one means of entrance is a safety issue as far as the Fire Department is concerned which is the reason the ordinance was written. The safety issue is the ability to access the property and do so in a reasonable amount of time. If a portion of the access were blocked they would not be able to access the property. He added that 700 feet is about the maximum length that they can supply water. Access is also a concern for EMT response. Standards require a response within so many minutes to a major medical emergency. If access is blocked they must be able to get to the emergency on foot in a timely manner. In regard to the DeBar Plat modification,Mr.Rude stated that he was familiar with the modification. He added that he did not support this modification. If he had to make the same decision today he would still not support the DeBar modification. He is familiar with the extra improvements required for that project but again would still not support it. In response to questioning from Ms.Kolougkova, Mr.Rude stated that he is familiar with the Renton Housing Authority property located west of NE 17`11 Place. There is a road constructed at this location through a parking lot. There is a gate located at the property boundary. Mr.Warren described the area that is the Housing Authority property. Elle Rain Preliminary Plat Appeal File No.: LUA-02-047,ECF,PP,AAD January 13,2003 Page 5 Ms.Kittrick, in regard to the turn around and access road through the Housing Authority property, stated that there is 20 feet of paving coming out to the east and there is a label that says"emergency access gate"that points to the property line right at NE 17th Place. It is Housing Authority property but there is easement for the powerlines. Mr.Rude, in response to questioning from Ms.Kolouskova,stated that the Fire Department has the physical ability to get through the gate in the event of an emergency. He believes that on this particular gate there is a padlock and they would cut the padlock. The purpose for the gated road that runs across the Housing Authority property is for emergency access to the Housing Authority property. That property was required to have an emergency access when it was built due to the fact that it is over the 700 feet. He is unaware if the road is to serve only the Housing Authority Development. The emergency access road is paved up to NE 17th Place. Mr.Warren pointed out that the City is not opposed to using the road as a secondary means of emergency access if the Housing Authority agrees to it. Ms.Kolouskova stated that she feels that this issue has already been resolved because the City required the Housing Authority to provide that as an emergency access easement in its conditions of plat approval originally so the City needs to enforce that condition. In the conditions of approval for the Housing Authority it simply states that there needs to be emergency access easement. The decision also goes on to state that road in the future could be converted to a primary access. The applicant has spoken to the Housing Authority and at this point they do not want to do anything,they have no incentive either way. However, it is their position that the planning department and the City has the obligation to enforce the short plat and it's development conditions. If the wrong easement was recorded or if the easement was vague,the City has an obligation to enforce it,there is no appeal issue of an older decision in that argument. Jeff Rieker,3316 NE 17th Place,Renton,WA 98056 in response to questioning from Ms.Kolouskova stated that he is a representative for the Elle Rain Plat and is familiar with the history and development of the plat. He has developed property in the past and has been doing this for the past 10 years. He is familiar with City and County Codes and various processes for development. He is not aware of any other access to the property other then through the Housing Authority and through the public streets described previously. In response to questioning from Mr.Warren,Mr.Rieker stated that he is aware that there have been previous applications for this site;however,the means of access for those applications was completely different. In closing,Mr.Warren stated that there has been some discussion regarding an easement that the City took. It is pretty clear that it was a utilities easement as indicated in Exhibit C of the appellant's brief. It is a utility easement that is limited to utility purposes only. It is an easement from the City to the City and there is a doctrine and merger of title that states that if you already own the title you cannot give yourself more then you already have. It is purely a utilities easement. Looking at the emergency access road for the Housing Authority property,the documentation does not require an easement. He does not believe that there is a requirement that an easement be provided to the City. The secondary means of access is across the property of the Housing Authority to serve the Housing Authority. If he is wrong and there is an easement in the documents somewhere, if the emergency access was granted and the easement was granted it is to serve the Housing Authority Complex only. It would be beyond the City's powers to require the Housing Authority to grant the right of crossing their property to benefit a third party. The City does not have that power. If the easement was granted and the City decided to interpret the document to allow access to a third party or so on, each time it puts a burden on the easement and that is in excess of the authority or right to grant access. In regard to the DeBar modification,it is factually distinguishable. Under Tab F in the appellant brief, in the Hearing Examiner decision on page 12 it Elle Rain Preliminary Plat Appeal File No.: LUA-02-047,ECF,PP,AAD January 13,2003 Page 6 discusses the reasons for the modification. One of those is, in lieu of having a separate entrance there were special requirements placed on the project such as upgrading the water line, increasing the widths of the existing roads so that they could be better served by emergency vehicles and the houses shall be sprinklered. Despite all of this the Fire Marshall still expresses great concern about the DeBar project. Looking back over the past 10 years,DeBar is the only modification of this type that has been granted out of 20 to 30 projects so the City has been uniform in denying these types of modifications.He would like to agree with the appellant about the right to cross the Bonneville Power Lines and the right to use the secondary means of access that is provided through the Housing Authority. Everyone would be better served if that could be the case, but the City is not in the position to either interpret the documents in that fashion nor is the City in a position to compel the Housing Authority to grant a right that they do not apparently want to grant. It would not be just for the benefit of the Elle Rain plat it would be for the general fire safety of the area. In closing,Ms.Kolougkova stated that they agree and would like the plat to move forward and would request with respect to the issue of emergency access road she would again bring the Hearing Examiner's attention to the decision itself and the fact that the road is actually in place. The approved plat map for the Housing Authority labels it,"emergency access road." In the approval under a couple different sections,the decision states that there is a variance that was allowed from the requirement for primary access to Lot 2,which the City wanted to remain as a greenbelt. It then states that secondary/emergency access will be provided. Again within the decision there is no clarification as to who benefits from that secondary emergency access. It is out there,it is constructed and is usable by the City and she has no doubt that the City would use it regardless of construction of the Elle Rain Plat. If there were a fire at the end of NE 17th Place the City would go that way if they could not get in via Sunset Boulevard. She does believe the City has the ability to use that secondary access. Secondly,with respect to the DeBar Nat, she does not feel that there are differences that make the DeBar Plat more likely to be approved for a modification of the standards. There is no secondary access there at all. The simple fact is that if the dead-end gets blocked and those houses burn under Elle Rain the Fire Department can get to the site under a secondary access. In regard to the conditions that Mr.Warren recited regarding the roads,the water line and sprinklering of the houses,the applicant would be happy to comply with any conditions that are along the same lines as the DeBar Plat. The applicant was never provided with an opportunity to state they would move forward with conditions of approval because the modification was simply outright denied. She does believe that the modification is entirely appropriate with the purpose and intent of the Code and what is physically constructed currently. The Examiner called for further testimony regarding this appeal. There was no one else wishing to speak. The appeal hearing closed at 10:23 a.m. APPEAL FINDINGS,CONCLUSION&DECISION Prior to publication of the decision the parties requested the Examiner refrain from issuing the decision as they attempted to resolve the issue themselves. On January 13,2003,the Examiner was informed that the parties • could not reach a decision and asked that the Examiner publish the decision. Findings: 1. The appellant,Attorney Duana T.Kolouskova,for Patricia Wilson,filed an appeal of denials of a modification that would have allowed a longer than permitted "dead-end" street or the creation of an emergency easement over third-party property. The appeal was filed in a timely manner. 2. The applicant owns approximately 77,537 square feet of property in the Highlands area of the City of Renton. The property is generally located north of NE 17th Place and straddles what would be the northern extension of Monroe Avenue NE if Monroe Avenue were extended into the subject site Elle Rain Preliminary Plat Appeal File No.: LUA-02-047,ECF,PP,AAD January 13, 2003 Page 7 3. The applicant has submitted materials for Preliminary Plat review to divide the site into eleven(11) parcels. That pre-application review found that access to the site would be provided by only one means of access that exceeded the code limited length of 700 feet.(RMC 4-6.060(G)(2)). Code then requires a second means of access to provide access in the event one access is blocked. 4. The shortest,actually,only access via open public rights-of-way to the site is from Newport Avenue NE where it intersections Sunset Boulevard,then north on Newport Avenue to NE 17'h Street,west on 176 Street to Monroe Avenue NE,north on Monroe Avenue to NE 176 Place to the frontage of the subject site. Staff calculated that distance to be approximately 1,050 feet. The roads are narrow and the route is described as circuitous. Newport Avenue is a 60-foot right-of-way but is only paved to 30 feet and has no curbs, gutters or sidewalks. NE 17th Street is a 50-foot right-of-way but is only paved to between 18 feet and 22 feet. Monroe Avenue is another 50-foot right-of-way with approximately 20 to 22 feet of paving. NE 17th Place,the subject site's frontage road is a 50-foot right-of-way paved to approximately 27 feet. 5. The City introduced testimony that this site has been reviewed for development before and similar pre- application issues with the access limitation were raised with previous applicants. The City contends it has maintained a consistent opinion on this matter for this site. 6. The City noted that it has only granted one modification from the dual or two access limitation and while it was granted it was strenuously objected to by the Fire Department. In that case,the City noted that streets were improved,as was the waterline.They have turned down formally or informally similar requests many times, getting two to three such requests per year over the last,approximately 10 years. There was testimony from the Fire Department that the proposed access is inadequate and unsafe. The 700-foot limit is due to the distance that water or hoses would have to be run to the street if a blockage occurred and also how far emergency medical technicians would have to walk or carry a person in need of aid. The grade of the access road was also noted as a factor in the decision. 7. The applicant alternatively argues that: a. Either a straight modification should have been approved due to the practical issues involves in accessing the subject site;or b. that as a factual matter a second means of access exists over the third-party Renton Housing.Authority property. 8. The applicant notes that there is no way given the subject site's distance from a roadway system that it provides two means of access under the 700 foot limitation imposed by Code. There are both topographical as well as location issues that make developing or providing a second access to the subject site difficult if not impossible save for the access to the Renton Housing Authority site. 9. The appellant argues that the last point,access through the Renton Housing Authority property,cannot be ignored. The appellant contends that a route through the Housing Authority propertyJrovides a real means of approaching the subject site from the west,in that an access easement intersects 17 Place just southwest of the subject site. The appellant notes that a roadway runs east from the loop interior driveway of the Renton Housing Authority's complex and connects to the public street system very close to the subject site's southwestern corner. The appellant produced information,which shows an easement of some kind that serves the Housing Authority as an emergency access and that serves as access to some utility or utilities. This "roadway"runs across a powerline easement and under the large transmission lines. Elle Rain Preliminary Plat Appc File No.: LUA-02-047,ECF,PP,AAD January 13,2003 Page 8 10. The City responded that the property is controlled or owned by a separate entity,the Housing Authority, and that the City has no control over it and cannot assure that other persons can use what amounts to private property. The City has no ability to force the Housing Authority to allow other parties to use it. 11. The modification was denied by Neil Watts,Director of Development Services in a letter dated August 8, 2002. That letter contains the following language: "Meets objectives and safety,function: The proposed modification would not meet the safety standards intended by the original requirement. It would add further distance in a neighborhood with substandard pavement width,no sidewalks,curbs or gutters. This difficulty is complicated further by the multiple turns required to access the site and the proposed 15 percent grade for the new road into the site. Unlike other projects where similar modifications have been approved,there is no substantial road widening,pedestrian safety or other acceptable improvements that might mitigate these difficulties. Not injurious or adversely impact adjacent properties: Criteria(b)and(e)are not met,as there will be additional traffic on an existing substandard dead end system. The existing neighborhood was constructed prior to the current code being adopted,so at least 17 of the existing homesites are beyond the 700-foot distance usually required to have secondary access. Conforms to the intent of the code: The intent of the Code is to provide a safety margin for emergency access and response time. Adding distance when the network does not currently meet Code requirements does not meet the intent of providing for the life and safety issues for the proposed plat. Justified and required for use and situation intended: Where the modification may be required to develop this property beyond the existing lot structure to allow 10 additional single family lots,it cannot be justified on the ground submitted with the request. The property may still be developed with one single family home per underlying lot,if fire • service,utility and access needs are met. So a reasonable use exists for the property. The existing conditions within the neighborhood served by the substandard system preclude additional lots being added to a system designed and built to serve the existing number of lots. The Street Modification fails to meet any of the criteria`for approval. Therefore,the modification request must be denied." 12. The criteria for granting a modification is contained at: • Modification 4-9-250(D) 2. Decision Criteria:Whenever there are practical difficulties involved in carrying out the provisions of this Title,the Department Administrator may grant modifications for individual cases provided he/she shall first find that a specific reason makes the strict letter of this Code impractical,and that the modification is in conformity with the intent and purpose of this Code, and that such modification: a. Will meet the objectives and safety, function, appearance,environmental protection and maintainability intended by the Code requirements,based upon sound engineering judgment;and Elle Rain Preliminary Plat Appeal File No.: LUA-02-047,ECF,PP,AAD January 13,2003 Page 9 b. Will not be injurious to other property(s)in the vicinity; and c. Conform to the intent and purpose of the Code;and d. Can be shown to be justified and required for the use and situation intended; and e. Will not create adverse impacts to other property(ies)in the vicinity.(Ord.4517, 5-8-1995) Conclusions: 1. The appellant has the burden of demonstrating that the decision of the City Official was either in error,or was otherwise contrary to law or constitutional provisions,or was arbitrary and capricious(Section 4-8- 110(EX7)(b). The appellant has failed to demonstrate that the action of the City should be modified or reversed. The decision is affirmed. 2. Arbitrary and capricious action has been defined as willful and unreasoning action in disregard of the facts and circumstances. A decision,when exercised honestly and upon due consideration of the facts and circumstances, is not arbitrary or capricious(Northern Pacific Transport Co.v Washington Utilities and Transportation Commission, 69 Wn.2d 472,478(1966). An action is likewise clearly erroneous when, although there is evidence to support it,the reviewing body, on the entire evidence,is left with the definite and firm conviction that a mistake has been committed. (Ancheta v Daly, 77 Wn. 2d 255,259(1969). This office first must dispense with the issue of the easement the appellant claims can provide their second means of access. This office has no jurisdiction to decide the property rights and interests in an easement of a third party, in this case the Renton Housing Authority,when,if for no other reason,that party is not involved in the underlying application. The nature and rights in the easement would be for a court to determine. In addition, even assuming there is an easement for access from NE 17th Place to the developed portion of the Housing Authority property,the easement if it exists for access only appears to run in the vicinity of the powerline corridor to the end of the access driveway. It does not appear to run through the entire Housing Authority complex. So even if this office had a right to interpret the easement,that. easement does not run beyond its boundaries. This office cannot decide that an easement runs across the entire Housing Authority property,across or over its access road and west all the way to Kirkland Avenue NE. . This office has no ability to give the appellant rights over the Housing Authority's property. This office cannot proclaim that the appellant has any legal rights to use it or describe it as an access for the appellant's property. 6. The appellant has failed to demonstrate that the City made an error in denying the street length modification. The decision denying the modification cited public safety in denying the modification. The denial noted that the route would be in excess of 1,000 feet in length. The denial indicated access would be circuitous. The denial shows it would be over narrow,substandard streets. Those three factors when coupled together could unquestionably jeopardize both life and property by slowing access of emergency t vehicles and personnel. 7. The appellant argued that the City approved a modification for a similar longer than permitted singular I access. The City noted the circumstances were different and this office does not have sufficient Elle Rain Preliminary Plat App. File No.: LUA-02-047,ECF,PP,AAD January 13,2003 Page 10 information to know why that modification was granted and how the circumstances varied from this one. Additionally,two reasons do not support an analogy to that situation. First,the criteria are not those of a variance,that is, demonstrating that a similar exception was approved does not provide a basis for,or precedent to approve the.appellant's request. Second,if that modification had been granted in error,the City should not be required to further jeopardize life or property by granting another modification to the appellant. 8. Besides jeopardizing the life and property of the potential new residents,the City noted that others already located in this area would be potentially harmed. There would be more traffic on this already narrow,long and roundabout street system if the eleven-lot plat were approved. There is no other outlet for the additional traffic. All of the existing homes and the new homes would all be competing for the limited. access to and from this community. 9. The reviewing body should not substitute its judgment for that of the original body with expertise in the matter, unless the reviewing body has the firm conviction that a mistake has been made. The appellant has not clearly shown a mistake was made. Erring on the side of caution when life safety is an issue is not unreasonable. 10. The appealing party has the burden of demonstrating clear error. Since the burden of demonstrating error is on the appellant,this office can reach no other conclusion but that the Director made the correct determination. The decision below must be affirmed. med. Decision: The appeal is denied. ORDERED THIS 13th day of January,2003. FRED J.ICA HEARING E R TRANSMITTED THIS 13th day of January,2003 to the parties of record: Susan Fiala Duana Kolouskova Jeffrey Rieker 1055 S Grady Way Johns Monroe Mitsunaga PLLC 3316 NE 171 Place Renton,WA 98055 1500 114th Avenue SE,Suite 102 Renton,WA 98056 Bellevue,WA 98004 Larry Warren Gale E.Zable Raymond L.Grover 1055 S Grady Way 1701 Monroe Avenue NE 3308 NE 17th Place Renton,WA 98055 Renton,WA 98056 Renton,WA 98056 Elle Rain Preliminary Plat Appea. File No.: LUA-02-047,ECF,PP,AAD January 13,2003 Page 11 Kayren Kittrick Cheri Betancourt Steve Huzzy 1055 S Grady Way Elaine Barden 3404 NE 171 Place Renton, WA 98055 3424 NE 17th Place Renton, WA 98056 Renton,WA 98056 Larry Rude 1055 S Grady Way Renton,WA 98055 TRANSMI 1"1'hD THIS 131 day of January,2003 to the following: Mayor Jesse Tanner Gregg Zimmerman,Plan/Bldg/PW Admin. Members,Renton Planning Commission Neil Watts,Development Services Director Larry Rude,Fire Marshal Lawrence J.Warren,City Attorney Transportation Systems Division Jay Covington,Chief Administrative Officer Utilities System Division Councilperson Kathy Keolker-Wheeler Econ.Dev.Administrator Alex Pietsch,Economic Development Director South County Journal Larry Meckling,Building Official Pursuant to Title IV,Chapter 8, Section 100G of the City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m.,January 27,2003. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure,errors of law or fact, error in judgment,or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen(14)days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record,take further action as he deems proper. An appeal to the City Council is governed by Title IV,Chapter 8, Section 110,which requires that such appeal be filed with the City Clerk,accompanying a filing fee of$75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department,first floor of City Hall. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants,the executed Covenants will be required prior to approval by City Council or final processing of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte(private one-on-one)communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits,all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. CITY' _ F RENTON , Planning/Building/PublicWorks Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator August 8,2002 Robert D. Johns • Johns Monroe Mitsunaga 1500- 1141 Avenue SE, Suite 102 Bellevue,WA 98004 • Subject: ELLE RAIN PRELIMINARY PLAT Dear Mr.Johns: We have reviewed the proposed street modification request associated with the proposed 11-lot single family residential plat located generally at the intersection of Monroe Avenue NE and NE 17th Place. This is an infill development in an existing neighborhood with only one access from Sunset Boulevard NE. The existing streets have narrow pavement widths with no pedestrian improvements. The proposed modification requests waiver of City Code 4-6-060G requiring secondary access be provided for any subdivision with a dead end street longer than 700 feet in length. The Street Modification request is denied. City Code (RMC 4-6-060G) defines the minimum standards for new development, including requiring secondary access for a dead end street longer than 700 feet in length. Access to the site as measured from Sunset Blvd.NE to the center of the proposed cul-de-sac is over 1000 feet with only one means of access provided for the proposed plat. The City can modify street improvements for new plats if there are practical difficulties in carrying out the provisions of the Street Improvement Ordinance. The Modification Procedures, as defined in Section 4-9-250D, clearly states the criteria for approval by the Department Administrator. In order for a modification to be approved, the Department Administrator must "find that a special individual reason makes the strict letter of this Ordinance impractical,that the modification is in conformity with the intent and purpose of this Ordinance, and that such modification: (a) Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by this Ordinance,based upon sound engineering judgement; and (b) Will not be injurious to other property(s) in the vicinity;and (c) Conform to the intent and purpose of the Code; and • (d) Can be shown to be justified and required for the use and situation intended; and (e) Will not create adverse impacts to other property(ies)in the vicinity." Meets objectives and safety, function: The proposed modification would not meet the safety standards intended by the original requirement. It would add further distance in a neighborhood 1055 South Grady Way-Renton,Washington 98055 RE N T O N AHEAD OF THE CURVE �.�� This paper contains 50%recycled material,30%post consumer with substandard pavement width, no sidewalks, curbs or gutters. This difficulty is complicated further by the multiple turns required to access the site and the proposed 15% grade for the new road into the site. Unlike other projects where similar modifications have been approved,there is no substantial road widening, pedestrian safety or other acceptable improvements that might mitigate these difficulties. Not injurious or adversely impact adjacent properties: Criteria (b) and (e) are not met, as there will be additional traffic on an existing substandard dead end system. The existing neighborhood was constructed prior to the current code being adopted, so at least 17 of the existing homesites are beyond the 700-foot distance usually required to have secondary access. Conforms to the intent of the code: The intent of the code is to provide a safety margin for emergency access and response time. Adding distance when the network does not currently meet code requirements does not meet the intent of providing for the life and safety issues for the proposed plat. Justified and required for use and situation intended: Whet e modification may be required to develop this property beyond the existnrg lot structure to allow 0 additional single family lots, it cannot be justified on the ;grounds submitted-with the rec lest, The property may still be developed with one single family home per underlying lot,if fire ice,utility and access needs are met. So a reasonable use exists for she,property. 'The:•existing conditions within the neighborhood served by the substandard sys16 preclude additional lofts being added to a system designed and built to serve the existing t ,of lots. The Street Modification fails to meet any of:The criteria for approval. Therefore, the modification request must be denied. •;.t This decision to deny the proposed Street Modification is.subject t44a fourteen (14) day appeal period from the date of this letter.,Any appeals of the adminstral:ie decision must be filed with the City of Renton Hearing Examiner 5:00,p.m,August 23,.0b02. Appeals must be filed in writing, together with 'the required $75.00 application fee, with: • Hearing Examiner, City of Renton, 1055 South Grady Way, Renton,WA 98055. Appeals to the • Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office at (425)430-6510. If you have any questions,please contact Arneta Henninger at(425)430-7298. Sincerely, Aid bc)4 Neil Watts,Director Development Services Division cc: Land Use File Arneta Henninger Kayren Kittrick Susan Fiala Larry Rude January 31, 2003 CERTIFICATE OF MAILING STATE OF WASHINGTON ) ss. COUNTY OF KING ) Bonnie I. Walton, City Clerk/Cable Manager for the City of Renton, being first duly sworn on oath, deposes and says that she is a citizen of the United States and a resident of the State of Washington, over the age of 21 and not a party to nor interested in this matter. That on the 31st day of January, 2003, at the hour of 5:00 p.m. your affiant duly mailed and placed in the United States Post Office at Renton, King County, Washington, by first class mail to all parties of record, notice of appeal of Hearing Examiner's decision filed by Patricia Wilson, appellant, for the Elle Rain Preliminary Plat (File No. LUA-02-047, PP, ECF, AAD). 6011.frth.t:•.1( idatt-0-7'-' Bonnie I. Walton, City Clerk/Cable Manager SUBSCRIBED AND SWORN TO BEFORE me this 31st day of January, 2003. G�0,E"NEv�11, ichele Neumann %`�:���SSioNo'9y2 III Notary Public in and for th tate Of :o NOTARY ; i Washington, residing in fv./ , 'U 0, . PUBLIC i 5 gi (5,%... , _:‘,„ „ ����q\WAS`,_ Smooth Feed SheetsTM Use template for 5160® • Raymond L.Grover Jeffrey Rieker Steve Huzzy 3308 NE 17th Place 3316 NE 17th Place 3404 NE 171 Place Renton,WA 98056 Renton,WA 98056 Renton,WA 98056 - Duana Kolouskova Cheri Betancourt Gale E.Zable Johns Monroe Mitsunaga PLLC Elaine Barden 1701 Monroe Avenue NE 1500 114thAvenue SE,Suite 102 Renton,WA 98056 3424 NE 17th Place Bellevue, WA 98004 Renton,WA 98056 Robert Johns Johns Monroe Mitsunaga PLLC 1500 114th Avenue SE, Suite 102 Bellevue, WA 98004 puule41 .j Pog- D11 , 1/3//2003 January 31, 2003 APPEAL FILED BY: Patricia Wilson, represented by Robert D. Johns and Duana Kolouskova of Johns Monroe Mitsunage PLLC, Attorney at Law RE: Appeal of Hearing Examiner's decision dated 01/13/2003 regarding modification of road standards for the Elle Rain Preliminary Plat application, a proposed 11-lot single-family subdivision on 1.46-acres located in the vicinity of 3316 and 3420 NE 17th Place. (File No. LUA-02-047. PP,ECF, AAD) To Parties of Record: Pursuant to Title IV, Chapter 8,Renton City Code of Ordinances, written appeal of the hearing examiner's decision on road standard modifications for the Elle Rain Preliminary Plat has been filed with the City Clerk. In accordance with Renton Municipal Code Section 4-8-110F, within five days of receipt of the notice of appeal, the City Clerk shall notify all parties of record of the receipt of the appeal. Other parties of record may submit letters in support of their positions within ten (10) days of the dates of mailing of the notification of the filing of the appeal. The deadline for submission of additional letters is February 10, 2003. NOTICE IS HEREBY GIVEN that the written appeals and other pertinent documents will be reviewed by the Council's Planning and Development Committee. The Council secretary will notify all parties of record of the date and time of the Planning and Development Committee meeting. If you are not listed in local telephone directories and wish to attend the meeting, please call the Council secretary at 425 430-6501 for information. The recommendation of the Committee will be presented for consideration by the full Council at a subsequent Council meeting. Attached is a copy of the Renton Municipal Code regarding appeals of Hearing Examiner decisions or recommendations. Please note that the City Council will be considering the merits of the appeal based upon the written record previously established. Unless a showing can be made that additional evidence could not reasonably have been available at the prior hearing held by the Hearing Examiner,no further evidence or testimony on this matter will be accepted by the City Council. For additional information or assistance, please feel free to call me at 425 430-6502. Sincerely, & t,vtJ. Oatt — Bonnie I. Walton City Clerk/Cable Manager Attachments cc: Council secretary to DF RENTON City Clerk Jesse Tanner,Mayor Bonnie I.Walton January 31, 2003 APPEAL FILED BY: Patricia Wilson, represented by Robert D. Johns and Duana Kolouskova of Johns Monroe Mitsunage PLLC, Attorney at Law RE: Appeal of Hearing Examiner's decision dated 01/13/2003 regarding modification of road standards for the Elle Rain Preliminary Plat application, a proposed 11-lot single-family subdivision on 1.46-acres located in the vicinity of 3316 and 3420 NE 17th Place. (File No. LUA-02-047. PP,ECF, AAD) To Parties of Record: Pursuant to Title IV, Chapter 8,Renton City Code of Ordinances, written appeal of the hearing examiner's decision on road standard modifications for the Elle Rain Preliminary Plat has been filed with the City Clerk. In accordance with Renton Municipal Code Section 4-8-110F, within five days of receipt of the notice of appeal, the City Clerk shall notify all parties of record of the receipt of the appeal. Other parties of record may submit letters in support of their positions within ten (10) days of the dates of mailing of the notification of the filing of the appeal. The deadline for submission of additional letters is February 10, 2003. NOTICE IS HEREBY GIVEN that the written appeals and other pertinent documents will be reviewed by the Council's Planning and Development Committee. The Council secretary will notify all parties of record of the date and time of the Planning and Development Committee meeting. If you are not listed in local telephone directories and wish to attend the meeting, please call the Council secretary at 425 430-6501 for information. The recommendation of the Committee will be presented for consideration by the full Council at a subsequent Council meeting. Attached is a copy of the Renton Municipal Code regarding appeals of Hearing Examiner decisions or recommendations. Please note that the City Council will be considering the merits of the appeal based upon the written record previously established. Unless a showing can be made that additional evidence could not reasonably have been available at the prior hearing held by the Hearing Examiner, no further evidence or testimony on this matter will be accepted by the City Council. For additional information or assistance, please feel free to call me at 425 430-6502. Sincerely, & J. k Bonnie I. Walton City Clerk/Cable Manager Attachments cc: Council secretary 1055 South Grady Way-Renton,Washington 98055-(425)430-6510/FAX(425)430-6516 R E N T O N n AHEAD OF THE CURVE L: This paper contains 50%recycled material,30%post consumer City of Renton Municipal Code:Title IV,Chapter 8. Section 110-Appeals 4-8-110C4 The notice of appeal shall be accompanied by a fee in accordance with RMC 4-1-170,the fee schedule of the City. (Ord. 3658,9-13-82) 4-8-110E8 Unless a specific section or State law providing for review of decision of the Examiner requires review thereof by the Superior Court or other body,any interested party aggrieved by the Examiner's written decision or recommendation may submit a notice of appeal to the City Council upon a form furnished by the City Clerk,within fourteen(14)calendar days from the date of the Examiner's written report. (Ord. 3658,9- 13-82,Amd.Ord.4899,3-19-2001) 4-8-110F: Appeals to City Council-Procedures: (See above for Time for Appeal) 1. Notice to Parties of Record: Within five(5)days of receipt of the notice of appeal,the City Clerk shall notify all parties of record of the receipt of the appeal. 2. Opportunity to Provide Comments: Other parties of record may submit letters in support of their positions within ten(10)days of the dates of mailing of the notification of the filing of the notice of appeal. 3. Transmittal of Record to Council: Thereupon the Clerk shall forward to the members of the City Council all of the pertinent documents,including the written decision or recommendation,findings and conclusions contained in the Examiner's report,the notice of appeal,and additional letters submitted by the parties.(Ord. 3658, 9-13-82) 4. Council Review Procedures: No public hearing shall be held by the City Council. No new or additional evidence or testimony shall be accepted by the City Council unless a showing is made by the party offering the evidence that the evidence could not reasonably have been available at the time of the hearing before the Examiner. If the Council determines that additional evidence is required, the Council shall remand the matter to the Examiner for reconsideration and receipt of additional evidence. The cost of transcription of the hearing record shall be borne by the appellant. In the absence of any entry upon the record of an order by the City Council authorizing new or additional evidence or testimony,and a remand to the Hearing Examiner for receipt of such evidence or testimony, it shall be presumed that no new or additional evidence or testimony has been accepted by the City Council,and that the record before the City Council is identical to the hearing record before the Hearing Examiner.(Ord.4389, 1- 25-93) 5. Council Evaluation Criteria: The consideration by the City Council shall be based solely upon the record,the Hearing Examiner's report,the notice of appeal and additional submissions by parties. 6. Findings and Conclusions Required: If,upon appeal of a decision of the Hearing Examiner on an application submitted pursuant to Section RMC 4-1-050F1 and after examination of the record,the Council determines that a substantial error in fact or law exists in the record, it may remand the preceding to Examiner for reconsideration,or modify,or reverse the decision of the Examiner accordingly. 7. Council Action: If,upon appeal from a recommendation of the Hearing Examiner upon an application submitted pursuant to Section RMC 4-1-050F2 and F3,and after examination of the record,the Council determines that a substantial error in fact or law exists in the record,or that a recommendation of the Hearing Examiner should be disregarded or modified,the City Council may remand the proceeding to the Examiner for reconsideration,or enter its own decision upon the application. 8. Decision Documentation: In any event,the decision of the City Council shall be in writing and shall specify any modified or amended findings and conclusions other than those set forth in the report of the Hearing Examiner. Each material fording shall be supported by substantial evidence in the record. The burden of proof shall rest with the appellant. (Ord. 3658,9-13-82) 9. Council Action Final: The action of the Council approving,modifying or rejecting a decision of the Examiner shall be final and conclusive,unless appealed within the time frames under subsection G5 of this Section. (Ord.4660, 3-17-1997) JAN-27-2003 13.29 RENTON CITY CLERK OFC CITY OF RENT P;02iO3 APPEAL- HEARING EXAMINER JAN 2 7-'/1,' WRITTEN APPEAL OF HEARING EXAMINER'S DECISION/RECOMMENDAT I N CITY COUNCIL. CLERK,'sLu OFFICE FILE NO. LUA C2-047, ECF_, pp, AAn APPLICATION NAME: Elle Rain The undersigned interested party hereby files its Notice of Appeal from the decision or recommendation e;)f the Land Use Hearing Examiner, dated, January 13, 2003 — 20 • 1. IDENTIFICATI.ON OF PARTY APPELLANT: REPRESENTATIVE (IF ANY) Robert Johns/Duana Kolouskova Name: Patricia Wilson Name:_., ,� T, r.-- �,- Address: Contact thrallg�- - Address: 15UU 114th Ave. S.E. h ttnrn� r Telephone No._ Telephone No. 425) 467-9966 2. SPECIFICATION OF ERRORS (Attach additional sheets, if necessary) Set forth below are the specific errors or law or fact upon which this appeal is based: FINDING OF FACT: (Please designate number as denoted in the Examiner's report) No. Error: SEE ATTACHED Correction: — CONCLUSIONS: No. Error: Co erection: OTHER No. Error: _ Correction.:_ 3. SUMMARY OF ACTION REQUESTED: The City Council is requested to grant the following relief: (Attach e:Tlanation, if desired) Reverse the decision or recommendation and grant the following relief: SEE ATTACHED Modify the decision or recommendation as follows: Re:nand to the Examiner for further consideration as follows: Ot]ier t t/Representative Signatur pirlAt4 I,, Date NOTE: Please refer to Title IV, Chapter 8, of the Renton Municipal Code, and Section 4-8-110F, for specific appeal procedure . heappeal.doc/forms 1 2 3 4 _5 6 7 8 BEFORE THE CITY COUNCIL OF THE CITY OF RENTON 9 10 Patricia Wilson, 11 Appellant, NO. E9600757 12 NOTICE OF APPEAL OF HEARING vs. EXAMINER REPORT AND 13 Planning/Building/Public Works Department, DECISION 14 Respondent. 15 16 A. Decision Appealed. 17 Hearing Examiner Report and Decision regarding Appeal of Administrative 18 Determination for Elle Rain Preliminary Plat,January 13, 2003. 19 B. Project Name/File Number. 20 Elle Rain Preliminary Plat, LUA-02-047, ECF, PP, AAD 21 C. Appellant's Contact Information. Appellant: 23 24 Patricia Wilson Contact through attorney 25 NOTICE OF APPEAL TO CITY COUNCIL JOHNS MONROE MITSUNAGA PLLC f ATTORNEYS AT LAW PAGE 1 o 3 1500 114t Ave.SE,Suite 102 Bellevue,Washington 98004 Tel: (425)451 2812/ Fax(425)451 2818 1 Appellant's Attorney: 2 Robert D. Johns Duana Kolouskova 3 Johns Monroe Mitsunaga,PLLC 1500 114th Avenue S.E., Suite 102 4 Bellevue,WA 98004 5 (425)451-2818 6 D. Appellant's Legal Interest in the Property. 7 Appellant is the property owner and applicant. 8 E. Summary of Grounds for Appeal and Errors of Law and Fact. 9 1. The Hearing Examiner erroneously found that the modification would not meet 10 safety standards. 11 Correction: The modification meets safety standards. 12 2. The Hearing Examiner erroneously relied on incorrect information regarding 13 access: specifically the Hearing Examiner erroneously relied on incorrect or incomplete 14 information regarding the street width and frontage improvements for Newport Avenue, 15 N.E. 17`h Street and Monroe Avenue. 16 Correction: The street width and frontage improvements after the construction of the Elle 17 Rain plat would comply with City Code standards. 18 3. The Hearing Examiner erroneously found that the City only had granted one 19 modification from the dual access requirement and the basis for that modification. 20 Correction: Remove conclusion — planning department did not submit evidence to 21 support conclusion. 22 4. The Hearing Examiner erroneously found that the City had turned down similar 23 requests. 24 Correction: Remove conclusion — planning department did not submit evidence to 25 NOTICE OF APPEAL To CITY COUNCIL JOHNS MONROE MITSUNAGA PLLC f ATTORNEYS AT LAW PAGE 2 O 3 1500 114t Ave.SE,Suite 102 Bellevue,Washington 98004 Tel: (425)451 2812/ Fax(425)451 2818 support conclusion. 2 5. The Hearing Examiner erroneously found that the modification would result in 3 injurious or adverse impact to adjacent properties. 4 Correction: The modification would not result in injurious or adverse impact to adjacent 5 properties. 6 6. The Hearing Examiner erroneously failed to determine that the applicant 7 complied with RMC §4-6-060 due to the existing alternative access through the Housing 8 Authority site. 9 Correction: The proposal complies with RMC §4-6-060 because two means of access 10 exist. 11 7. The Hearing Examiner erroneously found that the modification was not justified. 12 Correction: The modification is justified under RMC §4-9-250. 13 F. Relief Sought. 14 We respectfully request the City Council to reverse the Hearing Examiner's 15 Report and Decision and either determine the applicant has complied with RMC §4-6- 16 060 or grant the Modification. 17 DATED this Ad day of "—IAu , 2003. 18 HNS MONROE MITSUNAGA, PLLC 19 20 B � \ OL---91 y 21 D. Johns, WSBA#7086 Duana T. Kolouskova, WSBA#27532 22 Attorneys for Appellant 23 1810-1 Appeal to City Council 1-27-03 24 25 NOTICE OF APPEAL TO CITY COUNCIL JOHNS MONROE MITSUNAGA PLLC PAGES of ATTORNEYS AT LAW 1500 114th Ave. SE,Suite 102 Bellevue,Washington 98004 Tel: (425)451 2812/ Fax(425)451 2818 • NOTES RECEIPT' DATE � II IM ?) NO. ,773 RECEIVED FROM -17.)44AY 1v\OAIhe(1c- Ai- ADDRESS $ ��' O0/ FOR Ap L ` 1 at- P2- D14 F ACCOUNT HOW PAID AMT.OE CASH ACCOUNT AMT. //I�C CHECK 11(- PAID #�L''i�1 r 1 a DO BALANCE MONEY By t Q.t& DUE ORDER ©2001 REDIFORM®8L802 • CITY CLERK DIVISION Send Conies To / CITY ATTORNEY ,/. Date: / 3/ 2(�0 3 CITY COUNCIL COMMUNITY SERVICES/PARKS I EDNSP/ECONOMIC DEVELOP. Q,2t a PjidSCh FINANCE/INFO SERVICES cr / FIRE DEPT/FIRE PREVENTION zd..i , / d.. � ai I HEARING EXAMINER 0 '°a HUMAN RESOURCES/RISK MGMT HUMAN SERVICES • N LIBRARIES MAYOR/EXECUTIVE • MUNICIPAL COURT to C] PLANNING COMMISSION�TudyWr hf" d POLICE m, CODIFIER a 1 NEWSPAPER YYl�c�Q�n� m 7 PARTIES OF RECORD✓ KGttt ren k„made ✓ N Planning/Building/Public Works: Su S �jQQ,�✓ 3 / ADMINISTRATION }-a-Le 6 d 2/mow?n i�t� V N ,,!i AIRPORT )/ :. LA)4_ /s 4✓ 3 T DEVELOPMENT SERVICES / TRANSPORTATION SERVICES S 4 a.. eni g I UTILITIES&TECH SERVICES��. .744^Lrt4 ✓ E 0 DP-.AT 01/27/O3 AFFIDAVIT OF SERVICE BY MAILING STATE OF WASHINGTON) ) ss. County of King ) Kelly Williams being first duly sworn, upon oath, deposes and states: That on the 13th day of January, 2003 affiant deposited in the mail of the United States a sealed envelope(s) containing a decision or recommendation with postage prepaid, addressed to the parties of record in the below entitled application or petition. Signature: i SUBSCRIBED AND SWORN to before me this 13 day of�a,1,,,,; , 2003. -v"~+% ( r t ��.way . #07Aelo i '• 4nert VII\., WOO. if otary ublin and for the State of Washington, Residing at p_,,�- -e _ ,therein. tf�r Application, Petition, or Case No.: Elle Rain Preliminary Plat Appeal LUA-02-047,ECF,PP,AAD The Decision or Recommendation contains a complete list of the Parties of Record I � HEARING EXAMINER'S REPORT January 13,2003 OFFICE OF THE HEARING EXAMINER CITY OF RENTON REPORT AND DECISION APPELLANT: Duana Kolougkova Johns Monroe Mitsunaga PLLC 1500 114`h Avenue SE, Suite 102 Bellevue,WA 98004 Appeal of Administrative Determination re Elle Rain Preliminary Plat File No.: LUA-02-047,ECF,PP,AAD LOCATION: SUMMARY OF REQUEST: SUMMARY OF APPEAL: Appeal of Administrative Determination PUBLIC HEARING: After reviewing the Appellant's written request for a hearing and examining the available information on file,the Examiner conducted a public hearing on the subject as follows: MINUTES The following minutes are a summary of the September 24,2002 appeal hearing. The official record is recorded on tape. The hearing opened on Tuesday, September 24,2002,at 9:00 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No. 1: Yellow file containing the appeal,the Exhibit No. 2: Renton Housing Authority Map Examiner's letter setting the hearing date,a map, photographs, and other documentation pertinent to the appeal. Parties present: Appellant: Duana Kolouskova Johns Monroe Mitsunaga PLLC 1500 114th Avenue SE, Suite 102 Bellevue, WA 98004 Representing applicant: Patricia Wilson Elle Rain Preliminary Plat Appeal File No.: LUA-02-047,ECF,PP,AAD January 13,2003 Page 2 Representing City of Renton: Larry Warren,City Attorney Susan Fiala,Development Services 1055 S Grady Way Renton, WA 98055 Ms. Kolouskova opened with background information on the secondary access issue. The original request for modification was for either a modification from the standards or acknowledgement of the second road. The City in its denial completely ignored the second road so the applicant appealed the City's decision;therefore,the second road is still in play because it was part of the original request for modification. This is the way in which the applicant/appellant views the relationship of the secondary access to the modification proceeding. Ms. Fiala gave a brief overview of the preliminary plat. The applicant is requesting a preliminary plat approval for an 11-lot subdivision of a 1.77-acre site. To the south of the site is NE Sunset Boulevard,which is a major arterial. Access to the site is north on Newport Avenue NE where it meets NE 17th Street going west then turns north onto Monroe Avenue NE to where it terminates at NE 17th Place,which is the southern boundary of the subject site. The subject site consists of two parcels. There is one existing parcel with a house,which is currently lot 2 of the Honey Creek Place subdivision. The other parcel is the larger portion of the site,which currently has a single-family home under construction. The Honey Creek Greenway is located to the north of the property. To the west is the Puget Sound Energy transmission easement and further to the west is the Renton Housing Authority site. To the east and the south are existing single-family homes. There are 11 lots proposed in the subdivision. The new street would be called Monroe Court NE,which would terminate in a cul-de-sac. The 11 lots would be comprised of the existing parcel. Lot 10 has a new home currently under construction and is accessed off a 20-foot access easement further to the east on NE 17th Place. The new lot 11 is where there is an existing home proposed to be turned 90 degrees to fit the lot. The right-of- way for Monroe Court NE was originally submitted as a reduced right-of-way to 34 feet;however, staff did not support this. The applicant did go back and revise the plans to reflect a 42-foot right-of-way. In response to questioning from the Examiner,Ms.Fiala stated that the 700-foot measurement begins at NE Sunset Boulevard through the three residential streets up to the new subdivision proposal. Ms. Kolouskova stated that she represents the applicant/appellant in this matter. She added that her written submittals for the most part cover the appellant's position. She personally views the case in two parts. First of all,the question of the secondary access in existence was part of the original request. The fact that secondary access exists basically demonstrates that they have complied with the original requirements in Renton's Code. Under the provisions allowing for a modification under Renton Municipal Code the fact that the secondary access does exists along with all the other circumstances regarding the property provides for the opportunity for the City to properly grant the modification. It is the appellant's position that the denial of the modification was erroneous based on all of the evidence presented to the City and that the Hearing Examiner should reverse the Planning Department's decision to deny the application. She has provided a copy of the Renton Housing District map. On a partial view of the Renton Housing Authority's Short Plat Map she demonstrated that the City anticipated there to be an emergency access route through the Renton Housing Authority Development. There is an emergency access gate located at the property boundary that has been approved by the Fire District who does have the ability to go through that gate in the event of an emergency. The Housing Authority road exists and terminates connecting to NE 17th Place,which continues,easterly and then connects also to the south to Monroe Elle Rain Preliminary Plat App.a, File No.: LUA-02-047,ECF,PP,AAD January 13,2003 Page 3 Avenue. The area adjacent to the Renton Housing Authority on the northeast side of the Housing Authority is the location of the Elle Rain Plat. The secondary access actually meets up very closely with the extension of Monroe Avenue,which becomes the Elle Rain cul-de-sac,Monroe Court. The access is paved and does connect to NE 17th Place. The Fire District did perform a review when the City approved the Renton Housing Authority Short Plat several years ago. She has provided a selection out of the conditions of approval for that short plat. The conditions are attached to her pre-hearing brief and provide for a requirement that there be an emergency access road connecting to NE 17th Place. Within the Hearing Examiner's conditions of approval within the short plat approval,the Hearing Examiner found that road may very well be opened in the future as a primary access road. Clearly there was consideration on behalf of the City that this road was intended for more then just a private emergency access only for the Housing Authority. She feels that the easement and what it covers is irrelevant. The fact is,there is a secondary access out there for emergency purposes that was originally required by the City. The Housing Authority has constructed the road; therefore,there are two points of access for the Elle Rain Plat,which is all that Renton Municipal Code requires. Thus,the applicant has met the requirements for dead end streets in excess of 700 feet. In regard to the modification portion of the request,it seems pretty self-evident considering everything presented so far. The fact that there is a secondary access,the location of the Elle Rain Plat is such that there is no other way to get to the area aside from the two access routes in existence. This modification matches the intent and purpose of the Code and also that the Code itself if interpreted to provide something more then requiring two points of access is basically impractical in this scenario. The City has been presented with a similar circumstance in the past with the DeBar Plat. She provided copies of the approval of the DeBar Plat as well as the Determination of Non-Significance—Mitigated(M-DNS)that demonstrates that the City in the past has granted a modification based on very similar if not more constrained circumstances where there would be more health and safety concerns allowing development at the end of a 700-foot plus dead-end. The DeBar Plat approval was based on apparently a modification the City granted as discussed in the M-DNS and the Hearing Examiner's decision acknowledged that the plat did not have secondary access and that was allowed even though it stretched Renton Municipal Code,which requires a second means of access. In the DeBar example there was absolutely no means of secondary access. Comparing the DeBar Plat to the Elle Rain Plat, it seems clear that if a modification was appropriate in the DeBar Plat that it would certainly be appropriate in the Elle Rain Plat where in fact two means of access do exist. The houses are proposed to be sprinklered and there is no other way to approach the property. The effect of the denial of the modification is essentially a denial of the plat. The City's position in its denial of the modification is that it is all right to have only two residences on that property. First of all,the City did not seem to think it was all right to just have a couple residences on the DeBar Plat and therefore did allow the Code to be stretched and did provide a modification. In response to questioning from the Examiner,Ms.Kolougkova stated that the modification language itself is somewhat subjective. Does this modification comply with the intent and purpose of the Code and is the Code impractical? The obvious purpose of the modification provisions is to allow flexibility especially where it is warranted. In this case,the question is was a modification even needed because there are two means of access. Secondly, if the City reads into the Code that somehow there are more requirements then two means of access then the modification is appropriately granted because the whole point of the modification process is to allow development to niove forward where it complies with the Code in an overall basis but there are glitches that somehow make the Code impractical. It baffles the applicant that the City would not want this development here. It complies with the Growth Management Act as well as mandates regarding infill development. It is in an urban area and is not providing an unreasonable density. Two lots in a 1.8-acre area would certainly not fulfill the density requirements in an urban area. In response to questioning from Mr. Warren,Kayren Kittrick,Development Services, 1055 S Grady Way, Renton,WA 98055 stated that she is familiar with the requested modification. She took the 700-foot Elle Rain Preliminary Plat App., File No.: LUA-02-047,ECF,PP,AAD January 13,2003 Page 4 measurement off of drawings submitted with the plat and she has also visited the site. The distance is measured from Sunset Boulevard to the center of the cul-de-sac and is approximately 1,050 feet. This may not be a complete measurement because the measurement now goes to the back of the buildable lot. She stated that she has been working in her position for 10 years and has seen about one official request for modification per year and two to three unofficial requests for modification per year. Of all these requests only one has been granted in the past 10 years,the DeBar Plat. All the others were required to comply with secondary access. There have been three pre-applications on this particular parcel. The length of the dead-end has been an issue in every case and the City's position has been that secondary access is required because it is over 700 feet. The streets widths leading up to the plat are 30 feet of pavement on Newport Avenue with no curb,gutter or sidewalks and unimproved shoulders. The transition from 17th Street onto Monroe Avenue varied from 18 to 22 feet of paving with no curb, gutter or sidewalk and there is an abrupt turn at 17th Street and Monroe Avenue. At the corner of Monroe Avenue and NE 17th Place it goes up to 27 feet. In response to questioning from Ms. Kolouskova,Ms.Kittrick replied that the 700 feet is measured from the point where there is a single point of access. In this case the entire plat of Honey Creek Park is out of compliance in that it only has a single point of access. From Newport Avenue at Sunset Boulevard at the back of curb measuring down the centerlines of roadways down to NE 17th Street,west to Monroe Avenue then north up to the proposed plat was over 700 feet. It was measured to the center point of the cul-de-sac for convenience. Technically, it should be measured to the back of curb and to determine if sprinklering is necessary it is measured to the back of the building envelope. This is the way in which the City has measured in the past couple of years. Before this it was always easier for plan review to take it to the edge of the pavement because that is where the fire truck would drive. In response to questioning from the Examiner,Ms.Kittrick stated that the 700-foot mark is just south of NE 17th Place on Monroe Avenue NE. In response to questioning from Mr. Warren,Larry Rude,Fire Marshall,Renton Fire Department, 1055 S Grady Way,Renton,WA 98055 reviewed his experience with the City of Renton Fire Department. He is familiar with this particular request for modification. The reason secondary access is required is due to public safety,not only for response time but also the ability to gain access in a time of emergency. In this area the widths of the streets pose a problem as well as the 15 percent gradient for entry into the plat. The fact that there is only one means of entrance is a safety issue as far as the Fire Department is concerned which is the reason the ordinance was written. The safety issue is the ability to access the property and do so in a reasonable amount of time. If a portion of the access were blocked they would not be able to access the property. He added that 700 feet is about the maximum length that they can supply water. Access is also a concern for EMT response. Standards require a response within so many minutes to a major medical emergency. If access is blocked they must be able to get to the emergency on foot in a timely manner. In regard to the DeBar Plat modification,Mr.Rude stated that he was familiar with the modification. He added that he did not support this modification. If he had to make the same decision today he would still not support the DeBar modification. He is familiar with the extra improvements required for that project but again would still not support it. In response to questioning from Ms. Kolouskova,Mr.Rude stated that he is familiar with the Renton Housing Authority property located west of NE 17th Place. There is a road constructed at this location through a parking lot. There is a gate located at the property boundary. Mr. Warren described the area that is the Housing Authority property. Elle Rain Preliminary Plat Appeal File No.: LUA-02-047,ECF,PP,AAD January 13, 2003 Page 5 Ms.Kittrick, in regard to the turn around and access road through the Housing Authority property, stated that there is 20 feet of paving coming out to the east and there is a label that says"emergency access gate"that points to the property line right at NE 17th Place. It is Housing Authority property but there is easement for the powerlines. Mr. Rude, in response to questioning from Ms. Kolouskova, stated that the Fire Department has the physical ability to get through the gate in the event of an emergency. He believes that on this particular gate there is a padlock and they would cut the padlock. The purpose for the gated road that runs across the Housing Authority property is for emergency access to the Housing Authority property. That property was required to have an emergency access when it was built due to the fact that it is over the 700 feet. He is unaware if the road is to serve only the Housing Authority Development. The emergency access road is paved up to NE 17th Place. Mr. Warren pointed out that the City is not opposed to using the road as a secondary means of emergency access if the Housing Authority agrees to it. Ms. Kolouskova stated that she feels that this issue has already been resolved because the City required the Housing Authority to provide that as an emergency access easement in its conditions of plat approval originally so the City needs to enforce that condition. In the conditions of approval for the Housing Authority it simply states that there needs to be emergency access easement. The decision also goes on to state that road in the future could be converted to a primary access. The applicant has spoken to the Housing Authority and at this point they do not want to do anything,they have no incentive either way. However, it is their position that the planning department and the City has the obligation to enforce the short plat and it's development conditions. If the wrong easement was recorded or if the easement was vague,the City has an obligation to enforce it,there is no appeal issue of an older decision in that argument. Jeff Rieker,3316 NE 17th Place,Renton,WA 98056 in response to questioning from Ms. Kolouskova stated that he is a representative for the Elle Rain Plat and is familiar with the history and development of the plat. He has developed property in the past and has been doing this for the past 10 years. He is familiar with City and County Codes and various processes for development. He is not aware of any other access to the property other then through the Housing Authority and through the public streets described previously. In response to questioning from Mr. Warren,Mr. Rieker stated that he is aware that there have been previous applications for this site;however,the means of access for those applications was completely different. In closing,Mr. Warren stated that there has been some discussion regarding an easement that the City took. It is pretty clear that it was a utilities easement as indicated in Exhibit C of the appellant's brief. It is a utility easement that is limited to utility purposes only. It is an easement from the City to the City and there is a doctrine and merger of title that states that if you already own the title you cannot give yourself more then you already have. It is purely a utilities easement. Looking at the emergency access road for the Housing Authority property,the documentation does not require an easement. He does not believe that there is a requirement that an easement be provided to the City. The secondary means of access is across the property of the Housing Authority to serve the Housing Authority. If he is wrong and there is an easement in the documents somewhere, if the emergency access was granted and the easement was granted it is to serve the Housing Authority Complex only. It would be beyond the City's powers to require the Housing Authority to grant the right of crossing their property to benefit a third party. The City does not have that power. If the easement was granted and the City decided to interpret the document to allow access to a third party or so on,each time it puts a burden on the easement and that is in excess of the authority or right to grant access. In regard to the DeBar modification,it is factually distinguishable. Under Tab F in the appellant brief, in the Hearing Examiner decision on page 12 it Elle Rain Preliminary Plat Appear File No.: LUA-02-047,ECF,PP,AAD January 13,2003 Page 6 discusses the reasons for the modification. One of those is, in lieu of having a separate entrance there were special requirements placed on the project such as upgrading the water line,increasing the widths of the existing roads so that they could be better served by emergency vehicles and the houses shall be sprinklered. Despite all of this the Fire Marshall still expresses great concern about the DeBar project. Looking back over the past 10 years,DeBar is the only modification of this type that has been granted out of 20 to 30 projects so the City has been uniform in denying these types of modifications.He would like to agree with the appellant about the right to cross the Bonneville Power Lines and the right to use the secondary means of access that is provided through the Housing Authority. Everyone would be better served if that could be the case,but the City is not in the position to either interpret the documents in that fashion nor is the City in a position to compel the Housing Authority to grant a right that they do not apparently want to grant. It would not be just for the benefit of the Elle Rain plat it would be for the general fire safety of the area. In closing,Ms. Kolouskova stated that they agree and would like the plat to move forward and would request with respect to the issue of emergency access road she would again bring the Hearing Examiner's attention to the decision itself and the fact that the road is actually in place. The approved plat map for the Housing Authority labels it,"emergency access road." In the approval under a couple different sections,the decision states that there is a variance that was allowed from the requirement for primary access to Lot 2,which the City wanted to remain as a greenbelt. It then states that secondary/emergency access will be provided. Again within the decision there is no clarification as to who benefits from that secondary emergency access. It is out there, it is constructed and is usable by the City and she has no doubt that the City would use it regardless of construction of the Elle Rain Plat. If there were a fire at the end of NE 17th Place the City would go that way if they could not get in via Sunset Boulevard. She does believe the City has the ability to use that secondary access. Secondly,with respect to the DeBar Plat, she does not feel that there are differences that make the DeBar Plat more likely to be approved for a modification of the standards. There is no secondary access there at all. The simple fact is that if the dead-end gets blocked and those houses burn under Elle Rain the Fire Department can get to the site under a secondary access. In regard to the conditions that Mr. Warren recited regarding the roads,the water line and sprinklering of the houses,the applicant would be happy to comply with any conditions that are along the same lines as the DeBar Plat. The applicant was never provided with an opportunity to state they would move forward with conditions of approval because the modification was simply outright denied. She does believe that the modification is entirely appropriate with the purpose and intent of the Code and what is physically constructed currently. The Examiner called for further testimony regarding this appeal. There was no one else wishing to speak. The appeal hearing closed at 10:23 a.m. APPEAL FINDINGS,CONCLUSION& DECISION Prior to publication of the decision the parties requested the Examiner refrain from issuing the decision as they attempted to resolve the issue themselves. On January 13,2003,the Examiner was informed that the parties could not reach a decision and asked that the Examiner publish the decision. Findings: 1. The appellant,Attorney Duana T.Kolouskova,for Patricia Wilson,filed an appeal of denials of a modification that would have allowed a longer than permitted"dead-end" street or the creation of an emergency easement over third-party property. The appeal was filed in a timely manner. 2. The applicant owns approximately 77,537 square feet of property in the Highlands area of the City of Renton. The property is generally located north of NE 17th Place and straddles what would be the northern extension of Monroe Avenue NE if Monroe Avenue were extended into the subject site Elle Rain Preliminary Plat Appcai File No.: LUA-02-047,ECF,PP,AAD January 13,2003 Page 7 3. The applicant has submitted materials for Preliminary Plat review to divide the site into eleven(11) parcels. That pre-application review found that access to the site would be provided by only one means of access that exceeded the code limited length of 700 feet. (RMC 4-6.060(G)(2)). Code then requires a second means of access to provide access in the event one access is blocked. 4. The shortest, actually,only access via open public rights-of-way to the site is from Newport Avenue NE where it intersections Sunset Boulevard,then north on Newport Avenue to NE 17th Street,west on 17th Street to Monroe Avenue NE,north on Monroe Avenue to NE 17th Place to the frontage of the subject site. Staff calculated that distance to be approximately 1,050 feet. The roads are narrow and the route is described as circuitous. Newport Avenue is a 60-foot right-of-way but is only paved to 30 feet and has no curbs,gutters or sidewalks. NE 17th Street is a 50-foot right-of-way but is only paved to between 18 feet and 22 feet. Monroe Avenue is another 50-foot right-of-way with approximately 20 to 22 feet of paving. NE 17th Place,the subject site's frontage road is a 50-foot right-of-way paved to approximately 27 feet. 5. The City introduced testimony that this site has been reviewed for development before and similar pre- application issues with the access limitation were raised with previous applicants. The City contends it has maintained a consistent opinion on this matter for this site. 6. The City noted that it has only granted one modification from the dual or two access limitation and while it was granted it was strenuously objected to by the Fire Department. In that case,the City noted that streets were improved,as was the waterline.They have turned down formally or informally similar requests many times, getting two to three such requests per year over the last, approximately 10 years. There was testimony from the Fire Department that the proposed access is inadequate and unsafe. The 700-foot limit is due to the distance that water or hoses would have to be run to the street if a blockage occurred and also how far emergency medical technicians would have to walk or carry a person in need of aid. The grade of the access road was also noted as a factor in the decision. 7. The applicant alternatively argues that: a. Either a straight modification should have been approved due to the practical issues involves in accessing the subject site;or b. that as a factual matter a second means of access exists over the third-party Renton Housing Authority property. 8. The applicant notes that there is no way given the subject site's distance from a roadway system that it provides two means of access under the 700 foot limitation imposed by Code. There are both topographical as well as location issues that make developing or providing a second access to the subject site difficult if not impossible save for the access to the Renton Housing Authority site. 9. The appellant argues that the last point,access through the Renton Housing Authority property,cannot be ignored. The appellant contends that a route through the Housing Authority property provides a real means of approaching the subject site from the west,in that an access easement intersects 17th Place just southwest of the subject site. The appellant notes that a roadway runs east from the loop interior driveway of the Renton Housing Authority's complex and connects to the public street system very close to the subject site's southwestern corner. The appellant produced information,which shows an easement of some kind that serves the Housing Authority as an emergency access and that serves as access to some utility or utilities. This "roadway" runs across a powerline easement and under the large transmission lines. Elle Rain Preliminary Plat Appcai File No.: LUA-02-047,ECF,PP,AAD January 13, 2003 Page 8 10. The City responded that the property is controlled or owned by a separate entity,the Housing Authority, and that the City has no control over it and cannot assure that other persons can use what amounts to private property. The City has no ability to force the Housing Authority to allow other parties to use it. 11. The modification was denied by Neil Watts,Director of Development Services in a letter dated August 8, 2002. That letter contains the following language: "Meets objectives and safety,function: The proposed modification would not meet the safety standards intended by the original requirement. It would add further distance in a neighborhood with substandard pavement width,no sidewalks,curbs or gutters. This difficulty is complicated further by the multiple turns required to access the site and the proposed 15 percent grade for the new road into the site. Unlike other projects where similar modifications have been approved,there is no substantial road widening,pedestrian safety or other acceptable improvements that might mitigate these difficulties. Not injurious or adversely impact adjacent properties: Criteria(b)and(e)are not met, as there will be additional traffic on an existing substandard dead end system. The existing neighborhood was constructed prior to the current code being adopted, so at least 17 of the existing homesites are beyond the 700-foot distance usually required to have secondary access. Conforms to the intent of the code: The intent of the Code is to provide a safety margin for emergency access and response time. Adding distance when the network does not currently meet Code requirements does not meet the intent of providing for the life and safety issues for the proposed plat. Justified and required for use and situation intended: Where the modification may be required to develop this property beyond the existing lot structure to allow 10 additional single family lots, it cannot be justified on the ground submitted with the request. The property may still be developed with one single family home per underlying lot, if fire service,utility and access needs are met. So a reasonable use exists for the property. The existing conditions within the neighborhood served by the substandard system preclude additional lots being added to a system designed and built to serve the existing number of lots. The Street Modification fails to meet any of the criteria for approval. Therefore,the modification request must be denied." 12. The criteria for granting a modification is contained at: Modification 4-9-250(D) 2. Decision Criteria: Whenever there are practical difficulties involved in carrying out the provisions of this Title,the Department Administrator may grant modifications for individual cases provided he/she shall first find that a specific reason makes the strict letter of this Code impractical, and that the modification is in conformity with the intent and purpose of this Code,and that such modification: a. Will meet the objectives and safety, function,appearance,environmental protection and maintainability intended by the Code requirements,based upon sound engineering judgment;and Elle Rain Preliminary Plat Appl File No.: LUA-02-047,ECF,PP,AAD January 13,2003 Page 9 b. Will not be injurious to other property(s)in the vicinity; and c. Conform to the intent and purpose of the Code;and d. Can be shown to be justified and required for the use and situation intended;and e. Will not create adverse impacts to other property(ies)in the vicinity. (Ord.4517, 5-8-1995) Conclusions: 1. The appellant has the burden of demonstrating that the decision of the City Official was either in error, or was otherwise contrary to law or constitutional provisions,or was arbitrary and capricious(Section 4-8- 110(E)(7)(b). The appellant has failed to demonstrate that the action of the City should be modified or reversed. The decision is affirmed. 2. Arbitrary and capricious action has been defined as willful and unreasoning action in disregard of the facts and circumstances. A decision,when exercised honestly and upon due consideration of the facts and circumstances, is not arbitrary or capricious(Northern Pacific Transport Co. v Washington Utilities and Transportation Commission, 69 Wn.2d 472,478(1966). 3. An action is likewise clearly erroneous when,although there is evidence to support it,the reviewing body, on the entire evidence, is left with the definite and firm conviction that a mistake has been committed. (Ancheta v Daly, 77 Wn. 2d 255,259(1969). 4. This office first must dispense with the issue of the easement the appellant claims can provide their second means of access. This office has no jurisdiction to decide the property rights and interests in an easement of a third party, in this case the Renton Housing Authority,when, if for no other reason,that party is not involved in the underlying application. The nature and rights in the easement would be for a court to determine. In addition, even assuming there is an easement for access from NE 17th Place to the developed portion of the Housing Authority property,the easement if it exists for access only appears to run in the vicinity of the powerline corridor to the end of the access driveway. It does not appear to run through the entire Housing Authority complex. So even if this office had a right to interpret the easement,that easement does not run beyond its boundaries. This office cannot decide that an easement runs across the entire Housing Authority property,across or over its access road and west all the way to Kirkland Avenue NE. 5. This office has no ability to give the appellant rights over the Housing Authority's property. This office cannot proclaim that the appellant has any legal rights to use it or describe it as an access for the appellant's property. 6. The appellant has failed to demonstrate that the City made an error in denying the street length modification. The decision denying the modification cited public safety in denying the modification. The denial noted that the route would be in excess of 1,000 feet in length. The denial indicated access would be circuitous. The denial shows it would be over narrow, substandard streets. Those three factors when coupled together could unquestionably jeopardize both life and property by slowing access of emergency vehicles and personnel. 7. The appellant argued that the City approved a modification for a similar longer than permitted singular access. The City noted the circumstances were different and this office does not have sufficient Elle Rain Preliminary Plat Appeal File No.: LUA-02-047,ECF,PP,AAD January 13,2003 Page 10 information to know why that modification was granted and how the circumstances varied from this one. Additionally,two reasons do not support an analogy to that situation. First,the criteria are not those of a variance,that is,demonstrating that a similar exception was approved does not provide a basis for,or precedent to approve the appellant's request. Second, if that modification had been granted in error,the City should not be required to further jeopardize life or property by granting another modification to the appellant. 8. Besides jeopardizing the life and property of the potential new residents,the City noted that others already located in this area would be potentially harmed. There would be more traffic on this already narrow, long and roundabout street system if the eleven-lot plat were approved. There is no other outlet for the additional traffic. All of the existing homes and the new homes would all be competing for the limited access to and from this community. 9. The reviewing body should not substitute its judgment for that of the original body with expertise in the matter,unless the reviewing body has the firm conviction that a mistake has been made. The appellant has not clearly shown a mistake was made. Erring on the side of caution when life safety is an issue is not unreasonable. 10. The appealing party has the burden of demonstrating clear error. Since the burden of demonstrating error is on the appellant,this office can reach no other conclusion but that the Director made the correct determination. The decision below must be affirmed. Decision: The appeal is denied. ORDERED THIS 13th day of January,2003. T-1/t" y'f�-f—� FRED J.KAU N HEARING E MINER TRANSMI Fl ED THIS 13m day of January,2003 to the parties of record: Susan Fiala Duana Kolougkova Jeffrey Rieker 1055 S Grady Way Johns Monroe Mitsunaga PLLC 3316 NE 17th Place Renton,WA 98055 1500 114th Avenue SE, Suite 102 Renton,WA 98056 Bellevue,WA 98004 Larry Warren Gale E.Zable Raymond L. Grover 1055 S Grady Way 1701 Monroe Avenue NE 3308 NE 17th Place Renton, WA 98055 Renton,WA 98056 Renton,WA 98056 Elle Rain Preliminary Plat Appeal File No.: LUA-02-047,ECF,PP,AAD January 13,2003 Page 11 Kayren Kittrick Cheri Betancourt Steve Huzzy 1055 S Grady Way Elaine Barden 3404 NE 17th Place Renton,WA 98055 3424 NE 17th Place Renton, WA 98056 Renton,WA 98056 Larry Rude 1055 S Grady Way Renton,WA 98055 TRANSMITTED THIS 13th day of January,2003 to the following: Mayor Jesse Tanner Gregg Zimmerman,PlanBldg/PW Admin. Members,Renton Planning Commission Neil Watts,Development Services Director Larry Rude,Fire Marshal Lawrence J.Warren,City Attorney Transportation Systems Division Jay Covington,Chief Administrative Officer Utilities System Division Councilperson Kathy Keolker-Wheeler Econ. Dev.Administrator Alex Pietsch,Economic Development Director South County Journal Larry Meckling,Building Official Pursuant to Title IV,Chapter 8, Section 100G of the City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m.,January 27,2003. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure,errors of law or fact,error in judgment,or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen(14)days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record,take further action as he deems proper. An appeal to the City Council is governed by Title IV,Chapter 8, Section 110,which requires that such appeal be filed with the City Clerk,accompanying a filing fee of$75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department,first floor of City Hall. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants,the executed Covenants will be required prior to approval by City Council or final processing of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte(private one-on-one)communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. JIM JOHNS MITSUNAGA Robert D.Johns Michael P.Monroe Darrell S.Mitsunaga ii) Er I] "�7 Duana T.Kolouskova r � : 11 January 9, 2003 doe 'L CITY OF RENTO?j '� Mr. Fred Kaufman HEARING EXAMMER Hearing Examiner City of Renton 1055 South Grady Way Renton,WA 98055 Re: Elle Rain Preliminary Plat File No.LUA-02-047,ECF,PP, AAD Dear Mr. Hearing Examiner: While we appreciate your agreement to refrain from issuing a decision on the above matter in order for the parties to reach a solution regarding the contested issues,we regret to inform you that, to date, the parties have been unable to reach a satisfactory solution. Therefore, we request that you immediately issue a decision with respect to the administrative appeal. Sincerely, . ..______ \ak_._, , Duana T. Kolouskova cc: Larry Warren, City Attorney Susan Fiala, Project Manager Client Direct Tel:(425)467-9966 Email:kolouskova@jmmlaw.com 1810-4 ltr to hearing examiner 1-9-03 T:(425)451-2812•F: (425)451-2818 Cypress Building 1500 114th Ave. SE •Suite 102 • Bellevue, WA 98004 City of Renton DENSITY WORKSHEET 1. Gross area property: 1. -7-1, 5 square feet 2. Certain areas are excluded from the calculation. These include public roadways and sensitive areas*. Total excluded area: 2. 04 k(' square feet 3. Subtract line 2 from line 1 for net area (or total of lot areas): 3. 612) rm12_ square feet 4. Divide line 3 by 43,560 for net acreage: 4. I•L-{3 acres 5. Number of dwelling units (d.u.) planned: 5. 11 units 6. Divide line 5 by line 4 for net density: 6. d.u./acre 11 lots would result in a net density of 1.1 dwelling units per acre. * Sensitive areas are defined as "areas not suitable for development which are included within the City's greenbelt, geologically hazardous, wetlands, or flood plain regulations." (City Code Section 4-31-2: Definitions DEVELOPMENT PLANNING CITY OF RENTON NOV 2 : 2002 DENSITY.DOC RECEIVED TOTAL TRACT AREA 4,704. sq.ft. .1735. sq.ft. 2,317 sq.ft. 0.10 acres 0.08 acres 4,551. sq.ft. 4,543. sq.ft. f/1'' 0.10 acres 0.10 acres nCC%Op • • 6,141. sq.k. 0.13 acres VC/i 0.14 acres �O 4,519. sq.ft. 4,639. sq.ft. 0.10 acres 0 f 0 acres ROAD 14,912s..ft. 0.34 acres TOTAL 77,584 sq.ft. 1.78 acres H,959. sq.ft. 0.20 acres 4,700. sq.ft. 4,954. sq.ft. 0.10 acres 0.11 acres 5,147. salt. 0.11 acres fz CITY ( ' RENTON Office of the City Attorney JesseTanner,Mayor Lawrence J.Warren iisavr 6a.Cc< —f/6/pkv November 19, 2002 Tom Tasa Director top . Renton Housing Authority nofR cir oNNiNG 970 Harrington NE Renton, WA 98056 Re: Emergency Access Easement EC' VED Renton Senior Housing Short Plat Dear Mr. Tasa: You left a message with my office indicating that the Housing Authority Board met and had questions about the City's proposed easement. The Housing Authority noted that there was already an easement in place in the"exact"location as the proposed easement,which was granted to the City of Renton and recorded in 1993. The easement that I have is entitled Utilities Easement and is for public utilities, not emergency access. With respect to the statement that the easement is in the exact location of a prior easement,please be advised that the location of the easement road is the same as our proposed easement,but that our proposed easement has to extend through the turnaround in the parking lot so as to reach a dedicated City street. Therefore our proposed easement is somewhat longer than the location of the existing emergency access road. The records that I have reviewed from the City do not reveal an emergency access easement granted by the Housing Authority to the City, although,if one was granted, it would be to serve the Housing Authority property at Houser Terrace and not an easement to go across the Housing Authority property for emergency access to adjoining properties. With respect to the objections of the Honeycreek Homeowners' Association, they should know that the emergency access gate will remain in place,will not be removed, and this will not be a through street. It will function just as it does now and will be opened only in emergencies when the City streets are blocked in some way. In other words, it is very unlikely that the emergency access will ever be used. The fact remains that the Fire Department will use this route for emergency access to properties to the East, should City streets be blocked. My only intention, in drafting the easement document, is to document the City's rights to use this secondary means of emergency access, should the need ever exist. Post Office Box 626-Renton,Washington 98057-(425)255-8678/FAX(425)255-5474 R E N T O N �� AHEAD OF THE CURVE :.P This paper contains 50%recycled material,30%post consumer Tom Tasa November 19,2002 Page2of2 If the Board has further questions,please let me know. Perhaps I could attend a Board meeting, either-in person or by speakerphone,or respond to written questions: ' Very ly yours, • Lawrence J. Warren •Enc; Cc:. `Jay Covington Susan Fiala Duana Koloskova • 4,4' ' �_�. ., I ' 1 effS 2-litt*''',:'; 1 r Ni:1�F� `i: - - - n .,,L .k.`w`1 i. .. . '" /. • . r a. t 4$' • ?' CITY i RENTON NIA Planning/Building/PublicWorks Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator November 7, 2002 Ms. Patricia Wilson 1075 Bellevue Way NE, #1500 Bellevue, WA 98004 RE: Elle Rain Preliminary Plat, LUA 02-047, ECF, PP, V Project Status Update Dear Ms. Wilson: The purpose of this letter is to provide you with a written outline as to the status of the project. It is our understanding that the City Attorney is working with the Housing Authority to obtain secondary emergency access. Once the secondary access easement has been granted from the Housing Authority, you may request the project to be taken off hold. Upon taking the project off- hold, meetings for the Environmental Review Committee and Hearing Examiner will then be scheduled. There are several items, based on a preliminary review of the revised plat plans, that need to be addressed to continue processing the application which include: 1. The square footage of the public street right-of-way is to be provided in order to determine density. A new density worksheet will need to be prepared. Please note that density is to be between 5.0 and 8.0 du/net acre for the R-8 zoning designation. 2. The revised plans submitted show the existing house noted as "house to be removed". It was the understanding that the existing house was going to be rotated to fit on the new lot. Please clarify if the house is to remain on such lot and label appropriately. 3. Based on the revised topography and grading plan, it appears that there is the potential for grades greater than 15% for driveways on several lots. Code requires driveways over a 15% grade require a variance. Please verify that driveways do not exceed 15%. If so, a request for a variance would be required to be requested and would be heard as part of the review by the Hearing Examiner or per staff recommendation would be to redesign the driveway approaches. 4. The unlabeled parcel in the northeast portion of the site that is proposed to contain the drainage facilities and where the landscape easement is located should be labeled as a "tract". The portion of the site which is the Landscape Easement can not be disturbed. The square footage dedicated to the drainage facility and the landscape easement will need to be provided. 5. A set of reduced drawings, PMT's, for those drawings which have been revised will need to be submitted prior to proceeding with processing the application. 6. In September, a request for a variance to the lot width for new lot 11 was submitted. The review of the variance will be heard concurrently with the preliminary plat review by the Hearing Examiner. The fee of$250.00 (1/2 off full price of$500.00)will be required to be paid prior to proceeding with processing the project as the fee was not included with the variance request letter. The variance will be reviewed along with the preliminary plat to the Hearing Examiner. 1055 South Grady Way-Renton,Washington 98055 R E N T O N �� AHEAD OF THE CURVE Status_LTR.doc 6J This paper contains 50%recycled material,30%post consumer Elle Rain Preliminary Plat—Update Letter Page 2 of 2 Please contact me at 425-430-7382 if there are questions. Sincerely, Susan A. Fiala,AICP Senior Planner cc: Jeff Rieker Tom Touma/Contact Duana Kolouskova/Attorney Project File Status_LTR.doc • ;y Art, , CITY I F RENTON ..0 Office of the City Attorney Lawrence J.Warren Jesse Tanner,Mayor October 22, 2002 Tom Tasa Director Renton Housing Authority 970 Harrington NE Renton, WA 98056 Re: Emergency Access Easement Renton Senior Housing Short Plat Dear Mr. Tasa: Enclosed is the above-mentioned easement between Renton Housing Authority and City of Renton. Please execute this document before a notary public and return it to this office for recording. Please feel free to contact me if you have any questions. Mr. Warren is out of the office until October 28, 2002. If there are any issues that you need Mr. Warren to address personally, please contact him next week. Very truly yours, Stephanie Rary Legal Assistant to Lawrence J. Warren Enc. Cc: Jay Covington Susan Fiala Duana Koloskova o1/ 4 C/ 'vrp Oar A4��N/NG Post Office Box 626-Renton,Washington 98057-(425)255-8678/FAX(425)255-5474 R E N T O N �� AHEAD OF THE CURVE L? This paper contains 50%recycled material,30%post consumer After recording return to: WARREN BARBER&FONTES, P.S. P.O. BOX 626 RENTON, WASHINGTON 98057-0626 DOCUMENT TITLE: Easement REFERENCE NUMBER OF RELATED DOCUMENT: N/A GRANTOR(S): Renton Housing Authority, a Washington municipal corporation ADDITIONAL GRANTOR(S) ON PAGE: N/A GRANTEE(S): City of Renton, a Washington municipal corporation ADDITIONAL GRANTEE(S) ON PAGE: N/A ABBREVIATED LEGAL DESCRIPTION: Ptn. Lots 1 & 2,Renton Senior Housing Short Plat #020-90, Vol 91 of Surveys, Pg. 265, Situate in Sec. 4 TWN 23 N. R. 5 E. ADDITIONAL LEGAL DESCRIPTION ON PAGE(S): Exhibit A ASSESSOR'S TAX PARCEL NUMBER(S): 0423059023 and 0423059342 EASEMENT This easement is hereby entered into between Renton Housing Authority, a Washington municipal corporation, ("Grantor"), and City of Renton, a Washington municipal corporation ("Grantee"). Grantor and Grantee agree as follows: Grantor is the owner of real property in the City of Renton, legally described on Exhibit A, attached hereto and incorporated herein. In consideration for the sum of one dollar,receipt whereof is hereby acknowledged,and other good and valuable consideration, Grantor grants and conveys to Grantee and its successors and assigns,for the purposes hereinafter set forth,a perpetual non-exclusive emergency access easement under, across and over real property(the "right-of-way" herein) situated in King County, Washington and legally described in Exhibit B, attached hereto and incorporated herein. EASEMENT- 1 1. Purpose: Grantee shall have the right to use the right-of-way for emergency access. 2. Grantor's i Ise of Right-Of--Way: Grantor reserves the right to use the right-of-way for any purpose not inconsistent with the rights herein granted,provided that Grantor shall not construct or maintain any building or other structure on the right-of-way which would interfere with the exercise of the rights herein granted. 3. Obstructions and Landscaping: Grantee may from time to time remove trees, bushes, or other obstructions within the right-of-way and may level and grade the right-of-way to the extent reasonably necessary to carry out the purposes set forth in Paragraph 1 hereof,provided, that following any such work, Grantee shall,to the extent reasonably practical,restore the right-of- way to the condition it was immediately prior to such work. 4. indemnity: By accepting and recording this Easement,Grantee agrees to indemnify and hold harmless Grantor from any and all claims for damages suffered by any person which may be caused by Grantee's exercise of the rights herein granted;provided,that Grantee shall not be responsible to Grantor for any damages resulting from injuries to any person caused by acts or omissions of Grantor. 5. Successors and Assigns: The covenants herein contained shall run with the land and are binding upon all subsequent owners thereof. DATED this day of ,2002. RENTON HOUSING AUTHORITY By: Tom Tasa, EASEMENT - 2 STATE OF WASHINGTON ) ) ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that Tom Tasa is the person who appeared before me, and who signed this instrument,on oath stated that he was authorized to execute the instrument and acknowledged it as the of Renton Housing Authority to be the free and voluntary act of such party for the uses and purposes mentioned in the instrument. DATED this day of , 2002. Notary Public in and for the State of Washington,residing at My appointment expires: EASEMENT - 3 EXHIBIT A Legal Description of Property Lot 1: Lot 1 of Renton Senior Housing Short Plat, according to the plat thereof, recorded in Volume 91 of Surveys, Page 265, records of King County,-Washington. Situate in Section 4, Township 23 North, Range 5 East, W.M., in the City of Renton, King County, Washington. Lot 2: Lot 2 of Renton Senior Housing Short Plat, according to the plat thereof, recorded in Volume 91 of Surveys, Page 265, records of King County, Washington. Situate in Section 4, Township 23 North, Range 5 East, W.M., in the City of Renton, King County, Washington. r • EXHIBIT B Legal Description of Right-of-Way An emergency access easement over and across the Private Road and Utilities Easement on Lot 1 per the Renton Senior Housing Short Plat, as recorded under King County Recording Number 199303039001, Records of King County, Washington; AND over and across the Emergency Access Road on Lot 2 and a portion of Lot 1 per said short plat; All situate in Section 4, Township 23 North, Range 5 East, W.M., in the City of Renton, King County, Washington. 0 CIT1 )F RENTON sell Hearing Examiner Jesse Tanner,Mayor Fred J.Kaufman October 14, 2002 RE: Elle Rain Preliminary Plat Appeal File No.LUA-02-047,ECF,PP,AAD To Parties of Record: On October 10,2002,the City Attorney asked this office to refrain from issuing a decision on the above matter by agreement of the City and the appellant's attorney. The stated reason was that the parties were seeking a settlement or solution of the contested issues and that a decision might affect the outcome of the negotiations. This office will immediately issue a decision if the parties do not successfully conclude their negotiations. If this office can be of any further assistance please feel free to write. Sincerely, Fred J. Kaufman cc: Mayor Jesse Tanner Jay Covington,Chief Administrative Officer Larry Warren,City Attorney Neil Watts,Development Services Director Susan Fiala,Project Manager Jennifer Henning,Development Services 1055 South Grady Way-Renton,Washington 98055-(425)430-6515 RENTON := AHEAD OF THE CURVE This paper contains 50%recycled material,30%post consumer la ,Cjj, , CITY < <4 RENTON ..at Office of the City Attorney Lawrence J.Warren Jesse Tanner,Mayor MEMORANDUM To: Fred Kaufman, Hearing Examiner From: Lawrence J. Warren, City Attorney Date: October 14, 2002 Subject: Elle Rains Appeal Following the appeal hearing, concerning the City's denial of a modification of its cul de sac standards, I had the opportunity to speak with appellant's counsel about a possible resolution of the appeal. It became apparent to me that the general public would be served by obtaining an emergency access easement through the Houser Terrace properly. There are a significant number of residences that developed in the area before our cul de sac standard and which are more than 700 feet from a secondary means of access. The fire department indicated that they would go through the Houser Terrace property, in an emergency. I have contacted the Renton Housing Authority and asked for the emergency access easement. I have tentative approval of such an easement and am in the process of preparing it. A new legal needs to be drawn to fully describe the necessary easement. If I am successful in obtaining the easement, a secondary beneficiary of such an easement would be this plat. I have spoken with Duana Kolouskova, counsel for appellant. She and I have agreed that it would be best to place this appeal on hold until a definitive answer can be obtained from the Housing Authority and the easement signed or rejected. If the easement is signed, then the issue has been resolved. If the easement is rejected, then the appeal decision should be rendered. If you have any follow up questions, please let me know. Lawren�arren LJW:tmj cc: Jay Covington Duana Kolouskova Gregg Zimmerman Neil Watts Susan Fiala DEVELOPMENT P T 10.3 7:19 criy OF An-PLANNING Post Office Box 626-Renton,Washington 98057-(425)255-8678/FAX(425)255-5474 1` E rrC N COAHEAD OF THE CURVE _ This paper contains 50%recycled material,30%post consumer CITY RENTON Hearing Examiner Jesse Tanner,Mayor Fred J.Kaufman October 14, 2002 RE: Elle Rain Preliminary Plat Appeal File No. LUA-02-047,ECF,PP,AAD To Parties of Record: On October 10,2002,the City Attorney asked this office to refrain from issuing a decision on the above matter by agreement of the City and the appellant's attorney. The stated reason was that the parties were seeking a settlement or solution of the contested issues and that a decision might affect the outcome of the negotiations. This office will immediately issue a decision if the parties do not successfully conclude their negotiations. If this office can be of any further assistance please feel free to write. Sincerely, Fred J. Kaufman cc: Mayor Jesse Tanner Jay Covington, Chief Administrative Officer Larry Warren, City Attorney Neil Watts,Development Services Director Susan Fiala, Project Manager Jennifer Henning,Development Services DEV E,OpME OF EdNb1NVG OCT 1 5 2002 RECEItIo- 1055 South Grady Way-Renton,Washington 98055-(425)430-6515 RENTON ®This paper contains 50%recycled material,30%post consumer AHEAD OF THE CURVE to o -= 110 CITY 14IPF RENTON Office of the City Attorney Jesse Tanner,Mayor Lawrence J.Warren September 25, 2002 Tom Tasa Director p Renton Housing Authority Co Fop 970 Harrington NE Renton, WA 98056 Sep R�NO 2 NI'�`G Re: Emergency Secondary Access through Houser Terrace property �' 1 ? Dear Mr. Tasa: A recent development near the Houser Terrace Senior Housing Project has raised an issue with the City of Renton. As you undoubtedly know,the City of Renton placed a bond issue on the ballot, gained voter approval, and provided the funding for Houser Terrace. As part of the code and environmental review for Houser Terrace, a secondary means of access was required. A 20-foot paved roadway was extended to the East, ending in an emergency access gate with a padlock. The purpose of this emergency access was to provide a secondary means of access to Houser Terrace should the primary means be blocked by any method, such as an automobile accident, earthquake,police action, or otherwise. The City recently received a plat application for a plat known as the Elle Rain Plat. The City noted that the access to that plat was very circuitous and that a secondary means of emergency access was needed. Apparently the Housing Authority was approached for such a means of secondary access and refused. This letter is not to further the request of the owners of the property involved in the Elle Rain Plat. Rather it is to address a general safety issue in the general area of the Elle Rain Plat. During an appeal hearing on the City's denial of the requirement that a secondary means of access be provided to the Elle Rain Plat, it became apparent that an older established neighborhood existed to the East of the Houser Terrace Project and that access to that neighborhood was circuitous and from a single point. However,the neighborhood was built before the City's current code requiring a secondary means of access. During testimony,the Fire Marshal indicated that the Fire Department would not hesitate to use the Houser Terrace secondary access, if necessary, and would use bolt cutters to remove the lock on the emergency access gate. It would be my understanding of the law, that the Fire Department would be justified in taking that action in an emergency. Since the access through the Houser Terrace property is an emergency secondary access only, its use would be in an emergency, only, by definition. Post Office Box 626-Renton,Washington 98057-(425)255-8678/FAX(425)255-5474 RENTON AHEAD OF THE CURVE • This paper contains 50%recycled material,30%post consumer ..� Tom Tasa September 25, 2002 Page 2 of 2 The request of the City of Renton is for a formal emergency access easement across the Houser Terrace emergency access roadway. The easement would be worded in such a fashion that it would only be used in an emergency, and that the City would pay the cost of replacing any lock, chain or other device securing the emergency access gate,that had been cut by the City in using the emergency access. The City would be prepared to have my office draft the easement document and pay for the cost of recording. Please let me know if the Housing Authority will grant the City this easement. Very y yours, ‘ Lawrence J. Warren City Attorney LJW: scr Cc: Jay Covington m; Susan Fiola Duana Kolouskova .s?.."�'d. b &Is'„ _sy • • CITY OF RENTON OFFICE OF THE HEARING EXAMINER PUBLIC HEARING SEPTEMBER 24, 2002 COMMENCING AT 9:00 AM ELL E RAIN PRELIMINARY PLAT APPEAL COUNCIL CHAMBERS, SEVENTH FLOOR, RENTON CITY HALL, 1055 S. GRADY WAY, RENTON. Projf ct No: LUA-02-047,ECF,PP,AAD AFFIDAVIT OF PUBLICATION NOTICE OF APPEAL HEARING RENTON HEARING EXAMINER RENTON,WASHINGTON Barbara Alther, first duly sworn on oath states that he/she is the Legal Clerk of the A Public Hearing will be held by the Renton Hearing Examiner in the SOUTH COUNTY JOURNAL Council Chambers on the seventh floor of Renton City Hall, 1055 South 600 S.Washington Avenue,Kent,Washington 98032 Grady Way, Renton, Washington, on September 24, 2002 at 9:00 AM to consider the following petition: a daily newspaper published seven(7)times a week. Said newspaper is a legal newspaper of ELLE RAIN PRELIMINARY general publication and is now and has been for more than six months prior to the date of PLAT publication, referred to, printed and published in the English language continually as a daily LUA-02-047,PP,ECF newspaper in Kent, King County,Washington. The South County Journal has been approved as a Applicant is appealing the City of legal newspaper order of the Superior Court of the State of Washington for KingCounty. of Roan's Denial of ModificationS 9by P 9 of Road Standards. Site The notice in the exact form attached,was published in the South County Journal(and Location:North of NE 17th Place not in supplemental form)which was regularly distributed to the subscribers during the below and Monroe Ave.NE. stated period. The annexed notice, a Legal descriptions of the files noted above are on file in the Elle Rain Preliminary Plat Development Services Division, Sixth Floor, City Hall, Renton. All as published on: 9/13/02 interested persons are invited to be present at the Public Hearing to The full amount of the fee charged for said foregoing publication is the sum of$53.25, charged to express their o am City of f Acct. No.8051067. Renton Hearing Ex express office can be contacted at 425-430-6515. Published in the South County The cost above includes a$6.00 fee for the printing of the affidavits. Journal September 13,2002.10793 Legal Number 10793 .I, Legal Clerk, South County Journal Subscribed and sworn before me on this 17 d of 1,2002 `aooaotweiriv��,+ayo _ r ``e � tr\*SS►0N E p.• , ��`� 45),�' —Notary Public of the State of Washing n •a icr c• *07ARy residing in Renton _ King County,Washington ryU, ou Fc~oo • I'l IA jIM JOHNSMONROEMITSUNAGA - P L t C Robert D.Johns Michael P.Monroe Darrell S.Mitsunaga Duana T.Kolouskova September 18, 2002 Ms. Susan Fiala, Project Manager 0 1, City of Renton 1,iyE� Planning/Building/Public Works Dept. $F OFgFNTolvVi,�G p Renton,WA 98055 ?0 2002 /l 0 Re: Elle Rain Preliminary Plat-LUA-02-047,ECF PP Dear Ms.Fiala: We are the attorneys for Patricia Wilson, the applicant for the Elle Rain preliminary plat. The purpose of this letter is to request a variance to permit a reduction in the width of one lot from the standards of Renton Municipal Code 4-2-110A. As this request is considered part of the preliminary plat, we are hereby providing the justification for the variance, and relying upon the plans and other necessary documents which are already filed with the City. The specific variance requested is to allow Lot 11 in the plat to be reduced in width by 8 feet to accommodate a request by City staff that Monroe Court NE have a right-of-way width of 42 feet. The majority of the plat of Elle Rain (the area of proposed lots 1 through 9) is landlocked from access to local streets. In order to provide access to this area, the applicant purchased lot 2 of the Honey Creek Park plat. Lot 2 of the Honey Creek Park plat is 94 feet wide and 80 feet deep. By using the western portion of Lot 2 for a new access road, the applicant will be able to provide access to the landlocked area. At the pre-application meeting, the City staff indicated that they would support a reduction in the Road Standards to allow the new access road to be 34 feet wide. The remainder of Lot 2 would be a new lot 60 feet wide and 80 feet deep. Because the new lot is a corner lot, RMC 4-2-110A requires that it have a minimum width of 60 feet and a minimum depth of 65 feet. The new lot (identified as lot 11 in the Elle Rain proposed plat) would meet both standards if the Road Standards reduction had been approved as originally discussed. However, on June 6, 2002, Susan Fiala, Project Manager for the T:(425)451-2812•F: (425)451-2818 Cypress Building 1500 114th Ave. SE•Suite 102• Bellevue, WA 98004 • Ms. Susan Fiala,Project Manager City of Renton Planning/Building/Public Works Dept. September 18,2002 Page 2 City, indicated in a conversation with Robert Johns, of this office, that on further review, the City would require that the new access road be 42 feet wide instead of 34 feet. The effect of this decision is to make new lot 11 substandard because it would only be 52 feet wide rather than 60 feet. In order to make lot 11 large enough to accommodate a house consistent in size with both the new houses in Elle Rain and the existing houses in the Honey Creek Park plat, the applicant proposes to add a triangular area on the north side of the lot, so that the overall lot is large enough to meet minimum lot size and depth requirements. However, it is not possible to meet the minimum lot width for a corner lot and provide a 42-foot wide right- of-way for the entrance road. Under these circumstances, a variance from the lot width requirement should be granted to avoid the loss of a usable urban infill lot. Thank you for your consideration of this variance. In the event you require additional information, or have questions or comments, please feel free to contact me at the below telephone number. Sincerely, Duana T. Kolouskova cc: Client Direct Tel:(425)467-9966 Email:kolouskova@jmmlaw.com 1810-1 ltr to Fiala 9-18-02 JOHNSM()N11()1,MITSUNAGA PI.I CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM DATE: September 17, 2002 TO: Susan Fiala FROM: Sonja J. Fesser SUBJECT: Elle Rain Place Plat,LUA-02-047,PP Format and Legal Description Review Bob Mac Onie and I have reviewed the above referenced preliminary plat submittal and have the following comments: Comments for the Applicant: All the comments made previously in our memo dated May 23,2002, still apply to the revised preliminary plat submittal. See the attachment for a copy of this memo. Please note that the first page of said memo lists items that need to be addressed at the preliminary plat stage. None of said items listed on the first page have been addressed in the revised plat drawings submitted to the city on September 9, 2002. Comments for the Project Manager: Please note the above comments. In particular,our memo noted that the dimension for the northeasterly line of proposed Lot 10 appeared to be in error. Said dimension needs to be corrected,along with the other items noted. %:\File Sys\LND-Land Subdivision&Surveying Records\LND-10-Plats\0391\RV020916.doc 0‘`LIY °, Cityotflenton ♦ Hearing Examiner 'e, N�0' . 1055 South Grady Way Renton, WA 98055 Date: coz.I()7- TO: T v,c't ncA <UlOU.t- \JC FROM: Ved11\1 U J ( l I IO VY)3 Phone: ( ) Phone: (425) 30-(.0L))5 Fax Phone: (4 ) 451 _ I B Fax Phone: (425) 430-6523 ' SUBJECT: A ( } ocsic j4- I Number of pages including cover sheet: REMARKS: ❑ Original to ❑ Urgent ❑ Reply ❑ Please ❑ For your be mailed ASAP Comment review y �> Ad, tP -70C1 o V:4 *, ?KtAiL--k/t-C).) , V‘ i‘j. 7 11/66 ' v-‘, -435 , 1e 1 - 7 31 JIB JOHNSMONROEMITSUNAGA PLLC Robert D.Johns Michael P.Monroe DEVELOPMENT Pi-ANNING SEP 16 Darrell S.Mitsunaga CITY OF RENTON Duana T.Kolougkova 2002 September 11, 2002R ECEWE® Ms. Susan Fiala, Project Manager City of Renton Planning/Building/Public Works Dept. 1055 South Grady Way Renton,WA 98055 Re: Elle Rain Preliminary Plat—LUA-02-047,ECF, PP Dear Ms.Fiala: In response to your letter of September 9, 2002, we are requesting the City to put the Elle Rain Preliminary Plat application on hold until resolution of the road modification administrative appeal. Thank you for your attention to this matter. Feel free to contact me with any questions at (425)467-9966. Sincerely, Robert D. Johns cc: Patricia Wilson, applicant Tom Touma,Touma Engineering Direct Tel:(425)467-9960 Email:johns@jmmlaw.com T:(425)451-2812•F: (425)451-2818 Cypress Building 1 500 114th Ave. SE •Suite 102•Bellevue,WA 98004 NOTICE OF APPEAL HEARING RENTON HEARING EXAMINER RENTON, WASHINGTON A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers on the seventh floor of Renton City Hall, 1055 South Grady Way, Renton, Washington, on September 24, 2002 at 9:00 AM to consider the following petition: ELLE RAIN PRELIMINARY PLAT LUA-02-047,PP,ECF Applicant is appealing the City of Renton's Denial of Modification of Road Standards. Site Location: North of NE 17`h Place and Monroe Ave. NE. Legal descriptions of the files noted above are on file in the Development Services Division, Sixth Floor, City Hall, Renton. All interested persons are invited to be present at the Public Hearing to express their opinions. City of Renton Hearing Examiner's office can be contacted at 425-430-6515. Publication Date: September 13, 2002 Account No. 51067 Appeal Publication CITY F RENTON v ,.LLB Planning/Building/PublicWorks Department a.m. r Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator September 9, 2002 Mr. Tom Touma Touma Engineers 6632 South 191st Place, Suite E102 Kent, WA 98035 SUBJECT: Elle Rain Preliminary Plat - LUA-02-047, ECF, PP Status: Hold and off-hold of project process Dear Mr. Touma: On August 26, 2002, a letter was sent notifying the applicant that the subject project was taken off hold and the site plan and SEPA review processes were to resume. From conversation with Ms. Duana Kolouskova, attorney with Johns, Monroe, Mitsunaga PLLC, she indicated that the applicant wished to put the project back "on hold". I called back twice and left messages indicating that a formal letter must be submitted to our office to request the project be put "on-hold". To date, we have not received such a letter. The 120 day project processing time frame will continue to move forward until receipt of the letter. On September 3, 2002, the Environmental Review Committee was scheduled to review the project but tabled the discussion based on the conversation that the applicant wishes to have the project placed "on-hold". To reiterate, if the applicant wishes to put the project "on-hold", a formal request in writing must be submitted to the Development Services Division. If the request is not received, we will continue the process and reschedule the Environmental Review Committee in order for a Threshold Determination to be issued. Please contact me at (425) 430-7382, if there are questions. Sincerely, Susan A. Fiala, AICP Senior Planner cc: Patricia Wilson/owner-applicant Robert Johns & Duana Kolouskova/applicant's attorneys Project File Request_holdletter.doc 1055 South Grady Way-Renton,Washington 98055 RENTON AHEAD OF THE CURVE This paper contains 50%recycled material,30%post consumer • ;y .e.;, CITSL. RENTON ..LL Planning/Building/PublicWorks Department Jesse Tanner,Mayor .' Gregg Zimmerman P.E.,Administrator Clrir OF RENTON S 1 0 200Z • • RECEIVED • CITY CLERKS OFFICE September 9, 2002 SUBJECT: ADDRESS CHANGE: • TO WHOM IT MAY CONCERN: • Please note the following new plats and short plats in the City of Renton that have recently been addressed. Please add these new streets and addresses to your maps: Elle Rain Plat ° z ``'' -1 Elsa Ridge Short Plat Honey Creek Hills(Woodbriere) Plat Honey Crest Plat Piele Plat : :Vineyards • tI Sincerely, Jan Conklin • Development Services Representative • Development Services Division Telephone: 425-430-7276 #1:utilltr 1055 South Grady Way-Renton,Washington 98055 RENTON AHEAD O F THE CURVE t This paper contains 50%recycled material,30%post consumer 4.0.0.:11,....3 froe....74_, •. too etee ET lz C.4/4-d 2.0 7 RP T •L 35 c h m 40> ' 1 1 inch - 40 tt M I W I I POINT.4- ae$14 J2Y \lirAr Ila I r � 91.o1 sash �� \\ — sss74']Z'J; — 1 1 \ s� 1KIq, W i , uYY RaIlear.ao,, \ 0' I asrowR br ,Y ot I \\\ aro.w 5 1 J bN 6 1 \ �----- 4��J1 ' Y Mai 1~ ta1J KR ) . 77.70 1 . esio\ l y at/ �a9I4�Y1; . x tI ITL35 J v. r--_Ko]T�C__ 4 4aur E ssst.--c �• PARCEL 3444. cr we fr 1 '8 f� a. 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MO ROAR • MDa - I 9•OD �400• W/CAP(/\Q �� YON AV CASE )11 IIL--1_- ..�. . —_ ems.—_ �,,, } '_'__ . __ • 11 a NOTICE OF APPEAL HEARING RENTON HEARING EXAMINER RENTON, WASHINGTON A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers on the seventh floor of Renton City Hall, 1055 South Grady Way, Renton, Washington, on September 24, 2002 at 9:00 AM to consider the following petition: ELLE RAIN PRELIMINARY PLAT LUA-02-047,PP,ECF Applicant is appealing the City of Renton's Denial of Modification of Road Standards. Site Location: North of NE 17`h Place and Monroe Ave. NE. Legal descriptions of the files noted above are on file in the Development Services Division, Sixth Floor, City Hall, Renton. All interested persons are invited to be present at the Public Hearing to express their opinions. City of Renton Hearing Examiner's office can be contacted at 425-430-6515. Publication Date: September 13, 2002 Account No. 51067 Appeal Publication.doc ,--_^�: CIT OF 1ZENTON rmti=ii. .. Hearing Examiner Jesse Tanner,Mayor Fred J.Kaufman September 3, 2002 Robert D. Johns and Duana T. Kolouskova Johns Monroe Mitsunaga PLLC 1500 114th Avenue SE, Suite 102 Bellevue, WA 98004 Re: Patricia Wilson Ap•-.1 of Elle Rain Preliminary Plat File No. LUA-0 -144 'P,ECF 0 41 Dear Appellant: Your letter of appeal in the above matter has been received and a date and time for said hearing has now been established. The appeal hearing has been set for Tuesday,September 24,at 9:00 a.m. in the Council Chambers on the seventh floor of City Hall, at 1055 S Grady Way in Renton. Should you be unable to attend,would you please appoint a representative to act on your behalf. The original appeal and other materials are available for review in the Hearing Examiner's Office. We appreciate your cooperation, and if you have any questions, please contact my secretary. Sincerely, . K 212,. L akain 5 Fred J. Kaufman Hearing Examiner FJK:kw cc: Mayor Jesse Tanner Jay Covington, Chief Administrative Officer Larry Warren, City Attorney Neil Watts,Development Services Director Susan Fiala, Project Manager Parties of Record 1055 South Grady Way-Renton,Washington 98055-(425)430-6515 j ` T O AHEAD OF THE CURVE This oaoer contains 50%recycled material 30%oast consumer IF r' N 0 N Tri, jr m hEGiI+RINGFEXA:ENT0:62-16 IN a mEXAMINER 1 OHNSM NROEMITSUNA GAPLLC TRANSMITTAL MEMORANDUM Via Certified Mail Date: August 16, 2002 To: Hearing Examiner City of Renton 1055 South Grady Way Renton,WA 98055 Re: Patricia Wilson v. Planning/Building/Public Works Dept. No. E9600757 Enclosure: Notice of Appeal $75.00 Filing Fee Enclosed for filing in this matter is our Notice of Appeal. Also enclosed is an additional copy and return envelope with the request that it be date stamped when received and returned to our office. Thank you kindly. JOHNS MONROE MITSUNAGA PLLC Evanna L. Charlot Legal Assistant for Robert D. Johns, and Duana T. Kolouskova Transmittal Memo-Renton Appeal 8-16-02 AUG 9 .. CITY OF RENTON 1 HEARING EXAMINER 3 4 5 6 7 8 BEFORE THE HEARING EXAMINER OF CITY OF RENTON 9 10 Patricia Wilson, 11 Appellant, NO. E9600757 17 vs NOTICE OF APPEAL 13 Planning/Building/Public Works Department, 14 Respondent. 15 16 A. Decision Appealed. 17 Denial of Modification of Road Standards, August 8, 2002. 18 B. Project Name/File Number. 19 Elle Rain Preliminary Plat,LUA-02-047,ECF, PP 20 C. Appellant's Contact Information. 21 Appellant: 23 Patricia Wilson Contact through attorney 24 25 NOTICE OF APPEAL PAGE 1 of 3 JOHNS MONROE MITSUNAGA PLLC ORIGINALATTORNEYS AT LAW 1500 114t Ave. SE,Suite 102 Bellevue,Washington 98004 Tel: (425)451 2812/ Fax(425)451 2818 1 Appellant's Attorney: 2 Robert D. Johns Duana Kolouskova 3 Johns Monroe Mitsunaga, PLLC 1500 114th Avenue S.E., Suite 102 4 Bellevue,WA 98004 (425)451-2818 6 D. Appellant's Legal Interest in the Property. 7 Appellant is the property owner and applicant. 8 E. Summary of Grounds for Appeal and Errors of Law and Fact. 9 1. The City erroneously found that the modification would not meet safety 10 standards. 11 2. The City erroneously failed to properly and correctly compare this application to 12 modifications granted to other plats. 13 3. The City erroneously found that there was an injurious or adverse impact to 14 adjacent properties. 1.5 4. The City erroneously failed to acknowledge the existence of the alternative fire 16 access through the Housing Authority site. 17 5. The City erroneously found the modification would not conform to the intent of 18 the Code. 19 6. The City erroneously found that the modification was not justified. 20 7. The City erroneously found that one residence for the entire project was a 21 reasonable use. 22 8. The City based its decision on an erroneous determination regarding the length of 23 the de,id end based on evidence in the City's control. 24 25 NOTICE OF APPEAL PAGE 2 of 3 JOHNS MONROE MITSUNAGA PLLC ATTORNEYS AT LAW 1500 114th Ave.SE,Suite 102 Bellevue,Washington 98004 Tel: (425)451 2812/ Fax(425)451 2818 1 F. Relief Sought. We respectfully request the Hearing Examiner to reverse the Department's 3 decision and grant the Modification. DATED this X3 day of (1vv y S- , 2002. 5 JOHNS MONROE MITSUNAGA, PLLC 6 7 r ✓ By _ 8 R D. Johns,WSBA#7086 Duana T. Kolouskova,WSBA#27532 9 Attorneys for Appellant 10 1810-1 Appeal 8-15-02 11 12 I 14 15 16 17 18 I 20 21 23 24 25 NOTICE OF APPEAL PAGE 3 of 3 .JOHNS MONROE MITSUNAGA PLLC ATTORNEYS AT LAW 1500 114th Ave.SE,Suite 102 Bellevue,Washington 98004 Tel: (425)451 2812/ Fax(425)451 2818 •. , CITYF RENTON „� Planning/b ,nmg/PublicWorks Department Jesse Tanner,MayorGregg Zimmerman P.E.,Administrator August 26, 2002 Mr. Tom Touma Touma Engineers 6632 South 191st Place, Suite E102 Kent, WA 98035 SUBJECT: Elle Rain Preliminary Plat LUA-02-047, ECF, PP Dear Mr. Touma: On June 6, 2002, the subject project was put on hold. Since that time, the request for a modification to the required secondary access was submitted and denied. The applicant has appealed the denial of the request. In order for the project to move forward in the land use application process, the Environmental Review Committee must review the project and issue a threshold determination. Therefore, the Development Planning Section of the City of Renton has determined to take the project "off hold" to continue processing the application. As we have not received any revised drawings, we will review the preliminary plat as originally designed and submitted. The Environmental Review Committee has been scheduled to meet on September 3, 2002 to discuss your proposal. Please contact me at (425) 430-7382, if you have any questions. Sincerely, Susan A. Fiala, AICP Senior Planner cc: Patricia Wilson/owner-applicant Robert Johns/attorney Parties of Record Project File "old tetra 1055 South Grady Way-Renton,Washington 98055 R E N T O N grilAHEAD OP THE CURVE This paper contains 50%recycled material,30%post consumer 01 :. av4titt CITY (ter' RENTON ,,,-) Planning/Building/PublicWorks Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator August 8, 2002 Robert D. Johns Johns Monroe Mitsunaga 1500- 114th Avenue SE, Suite 102 Bellevue,WA 98004 Subject: ELLE RAIN PRELIMINARY PLAT Dear Mr. Johns: We have reviewed the proposed street modification request associated with the proposed 11-lot single family residential plat located generally at the intersection of Monroe Avenue NE and NE 17th Place. This is an infill development in an existing neighborhood with only one access from Sunset Boulevard NE. The existing streets have narrow pavement widths with no pedestrian improvements. The proposed modification requests waiver of City Code 4-6-060G requiring secondary access be provided for any subdivision with a dead end street longer than 700 feet in length. The Street Modification request is denied. City Code (RMC 4-6-060G) defines the minimum standards for new development, including requiring secondary access for a dead end street longer than 700 feet in length. Access to the site as measured from Sunset Blvd. NE to the center of the proposed cul-de-sac is over 1000 feet with only one means of access provided for the proposed plat. The City can modify street improvements for new plats if there are practical difficulties in carrying out the provisions of the Street Improvement Ordinance. The Modification Procedures, as defined in Section 4-9-250D, clearly states the criteria for approval by the Department Administrator. In order for a modification to be approved, the Department Administrator must "find that a special individual reason makes the strict letter of this Ordinance impractical,that the modification is in conformity with the intent and purpose of this Ordinance, and that such modification: (a) Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by this Ordinance,based upon sound engineering judgement; and (b) Will not be injurious to other property(s) in the vicinity; and (c) Conform to the intent and purpose of the Code; and (d) Can be shown to be justified and required for the use and situation intended; and (e) Will not create adverse impacts to other property(ies) in the vicinity." Meets objectives and safety, function: The proposed modification would not meet the safety standards intended by the original requirement. It would add further distance in a neighborhood 1055 South Grady Way-Renton,Washington 98055 RENTON Co This OF THE CURVE This paper contains 50%recycled material,30%post consumer with substandard pavement width, no sidewalks, curbs or gutters. This difficulty is complicated further by the multiple turns required to access the site and the proposed 15% grade for the new road into the site. Unlike other projects where similar modifications have been approved, there is no substantial road widening, pedestrian safety or other acceptable improvements that might mitigate these difficulties. Not injurious or adversely impact adjacent properties: Criteria (b) and (e) are not met, as there will be additional traffic on an existing substandard dead end system. The existing neighborhood was constructed prior to the current code being adopted, so at least 17 of the existing homesites are beyond the 700-foot distance usually required to have secondary access. Conforms to the intent of the code: The intent of the code is to provide a safety margin for emergency access and response time. Adding distance when the network does not currently meet code requirements does not meet the intent of providing for the life and safety issues for the proposed plat. Justified and required for use and situation intended: Where the modification may be required to develop this property beyond the existing lot structure to allow 10 additional single family lots, it cannot be justified on the grounds submitted with the request. The property may still be developed with one single family home per underlying lot, if fire service, utility and access needs are met. So a reasonable use exists for the property. The existing conditions within the neighborhood served by the substandard system preclude additional lots being added to a system designed and built to serve the existing number of lots. The Street Modification fails to meet any of the criteria for approval. Therefore, the modification request must be denied. This decision to deny the proposed Street Modification is subject to a fourteen (14) day appeal period from the date of this letter. Any appeals of the administrative decision must be filed with the City of Renton Hearing Examiner by 5:00 p.m.,August 23,2002. Appeals must be filed in writing, together with the required $75.00 application fee, with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office at (425)430-6510. If you have any questions,please contact Arneta Henninger at(425)430-7298. Sincerely, AI t'ii'it%'2 - Neil Watts,Director Development Services Division cc: Land Use File Arneta Henninger Kayren Kittrick Susan Fiala Larry Rude 1 •v CITYF RENTON . , " Planning/Building/PublicWorks Depai linent ] e Tanner,Mayor Gregg Zimmerman P.E.,Administrator July 18, 2002 Mr. Tom Touma Touma Engineers 6632 South 191st Place, Suite E102 Kent, WA 98035 Subject: Elle Rain Preliminary Plat LUA-02-047, ECF, PP Reply to Request for Modification of Road Standards Dear Mr. Touma: On July 8, 2002, we received a letter from Mr. Robert D. Johns, the applicant's attorney, requesting a modification of road standards. We requested counsel from our City Attorney who concurs with the June 6, 2002 letter from Development Services referencing access and code requirements. It is the applicant's responsibility to obtain the secondary access easement from the Housing Authority. The City does not have to directly address the issue unless the Housing Authority changes its position and grants access to the applicant. The project will continue to remain "on hold" until the requested information has been received. If there are any questions, please contact me at (425) 430-7382. Sincere) , 76(3 Ci Susan Fiala, AICP Project Manager cc: Patricia Wilson owner/applicant Jennifer Henning Yellow File 1055 South Grady Way-Renton,Washington 98055 R E N T O N 41r AHEAD OF THE CURVE 6 This paper contains 50%recycled material,30%post consumer JOHNS ONROFMITSUNAGA PLLC Robert D.Johns Michael P.Monroe DEVCi y op"' p� Darrell S.Mitsunaga TY OF REN7.ONNINC� Duana T.Kolouskova JUL 0 8 2002 July 5, 2002 RECEIVED Ms. Susan Fiala, Project Manager City of Renton Planning/Building/Public Works Dept. 1055 South Grady Way Renton,WA 98055 Re: Elle Rain Preliminary Plat LUA-02-047, ECF, PP Request for Modification of Road Standards Dear Ms.Fiala: I am the attorney for Patricia Wilson, the applicant for the Elle Rain preliminary plat. The purpose of this letter is to formally request a modification to the length of road from arterial requirement contained in RMC 4-6-060G. This issue is raised in your letter of June 6, 2002 to Mr. Tom Touma, the project engineer. As we are all aware, Renton Municipal Code §4-6-060(G) generally requires a second access to plats served by dead end streets that are longer than 700 feet in length. In this situation it is not possible to provide such a second access. The relevant facts are as follows: The primary access to the site is from the south from NE Sunset Boulevard via Newport Avenue NE, NE 17th Street, Monroe Avenue NE, NE 17th Place, and the segment of new road in the cul-de-sac described above. This combination of streets comprises a single "dead end" street approximately 1010 feet long. Renton City Code 4-6-060(G)requires a second access for plats otherwise accessed by a dead end street 700 feet or longer. With the exception of an emergency route through the Renton Housing Authority site (described below), there is no physically possible second access to the proposed plat because Honey Creek Canyon prevents any access to the east or north and all of the properties to the south and west are developed without possible location for a new road connection to the Honey Creek Park subdivision or the site of the proposed plat. T: (425)451-2812• F: (425)451-2818 Cypress Building 1500 114th Ave. SE•Suite 102• Bellevue,WA 98004 Ms. Susan Fiala,Project Manager July 5,2002 Page 3 created by the plat was approximately 1100 feet long (710 feet off-site and an additional 400 feet in the plat itself). This is about the same length as the street serving the Elle Rain plat. In summary, our request for a modification is based on the following points: • There is no physically feasible route for a second access to the site other than through the Housing Authority Property. • Although the City did originally propose to require the Housing Authority to provide the second access road, for some unknown reason that requirement was either waived or not enforced by the City. The fact that the City elected not to require construction of a second access road into this neighborhood when it had an opportunity to do so should not be used to allow denial of approval for other property owners. • The Elle Rain plat is a small in-fill site in an existing neighborhood. The road system in this area was constructed prior to the time that RMC 4-6-060(G) went into effect. Strict enforcement of the 700-foot dead end street rule would effectively prohibit any reasonable use of the Elle Rain site, despite the fact that it is essentially surrounded by existing houses that are all served by single access streets which are longer than 700 feet. If you need additional information, please call me at 425-467-9960. Very truly ours, Robert D. Johns cc: Patricia Wilson, applicant Tom Touma, Touma Engineering Larry Warren, Renton City Attorney 1810-1 ltr to Fiala 070502 Direct Tel.• (425)467-9960 Email:johns@jmmlaw.com JOI ILLS MITSUNAGA PI.I.0 11 ,-"~t) CITY l _xF RENTON ..ta. Planning/Building/PublicWorks Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator June 6, 2)02 Mr. Tom - ouma Touma Ei igineers 6632 South 191st Place, Suite E102 Kent, WA 98035 Subject: Elle Rain Preliminary Plat LUA-02-047, ECF, PP Dear Mr. Touma: On June 4, 2002, the Environmental Review Committee (ERC) convened to discuss the proposed subject project. Due to a number of concerns with the preliminary plat, the ERC tabled their issuance of a Determination of Non-Significance-Mitigated (DNS-M) pending the receipt of additional materials that demonstrate the project is feasible and meets code. The project as represent ad does not meet code and does not provide code required secondary access. The ERC stata:d that the materials submitted do not adequately address code requirements and in order for :hem to reach a decision, the project must address the issues listed below. Based on these issues, the project has been placed "on hold". Issues: Per RMC 4-6-060G, the minimum standards for a dead end street longer than 700 feet in length requires two means of access and fire sprinklers for all houses beyond 500 feet. Access to the site from Sunset Blvd. NE is over 1000 feet and only one means of access has been provided. PE r RMC 4-6-060R.3., variations from standards for a reduced right-of-way dedication foi residential access for new streets within a subdivision to 42 feet from the standard of 5C feet may be allowed. The existing public row, Monroe Avenue NE, which is partially aligned with proposed Monroe Court NE, has a 50 foot row. The further reduction from a 42 to 34 foot of right-of-way on a street with a 15% slope does not provide for safe vehicular and emergency access. Staff does not recommend approval. The following recommendations and suggestions: • The applicant is to clearly demonstrate the ability to obtain 1) a secondary access roadway; or 2) an emergency access easement; 1055 South Grady Way-Renton,Washington 98055 RENTON h AHEAD OF THE CURVE 1., This paper contains 50%recycled material,30%post consumer • The applicant has the option to request a modification or variance to the length of road from the arterial as required per RMC 4-6-060G. • It is suggested to redesign the plat to provide access that meets code. The project will remain "on hold" until the requested information has been received. Once the additional information addressing these issues has been received staff will review the information and provide further direction depending on how the "revised" plat addresses the above mentioned issues. If there are any questions, please contact me at (425) 430-7382. Sincerel , Susan Fiala, AICP Project Manager : ° y< S. cc: Patricia Wilson owner/applicant . Jennifer Henning if gt Yellow File 11-1 • - GEOQC Inc.Group Northwest, Ineotechnical Engineers,Geologists & Environmental Scientists May 24, 2002 G-1541 Mr. Jeff Reicker 1075 Bel evue Way NE, #1500 Bellevue WA 98004 VELOPMEN7 PLANNIN, "ITY OF RENTON Subject: Independent Geotechnical Review MAY 2 'tOQ Elle Rain Place Preliminary Plat RECEIVED 3316 - 3420 NE 17th Place Renton, Washington Reference: Geotech Consultants, Inc. (GCI) Geotechnical Report JN 02075 dated March 18, 2002 Dear Mr. Reicker: At your request, we have reviewed the proposed grading plan for the site and the referenced geotechnical report prepared by Geotech Consultants, Inc. (GCI). Mr. William C from Geo Group Northwest, Inc. visited the site on May 17, 2002. Geotechnical Report Review 1. Si.bsurface investigation The geotechnical report prepared by GCI describes the subsurface investigation conducte J with a rubber-tired backhoe and the reported 1 to 4 feet of medium dense gravelly :ilty sand (weathered glacial till soils) above dense gravely silty sand (unweathered glacial till). We agree with the above description of the soils at the site by GCI and with the soils being mo sture sensitive; having low permeability, and not being suitable for infiltration of storm water. 2. Foundations The report recommends that structures be supported on spread footing foundations bearing on undisturbed, dense glacial till for an allowable bearing pressure of 3,000 pounds per square foot. Footings should be bottomed at least 18 inches below the lowest adjacent ground surface. 13240 NE 20th Street, Suite 12 • Bellevue,Washington 98005 Phone 425/649-8757 • FAX 425/649-8758 May 24, 2002 G-1541 Geotechnical Review Page 2 While we agree with the above recommendations, we must point out that the average depth of.he dense glacial till soils is approximately 3 feet below the present ground surface, therefore, the average footing excavation should be approximately 3 feet deep and not the minimum of 18 inches noted in the report. The report does not address the possibilit:/ of supporting the footings on compacted structural fill. 3. RE taining Walls We agree with the lateral pressure recommendations for retaining walls. However it does not mention the use of a filter fabric to keep the imported backfill in a free draining condition or the option of using a manufactured drain mat in placed of the imported backfill. 4. Slab-On-Grade The report states that "The building floors may be constructed as slabs-on-grade atop existing native soils, or on structural fill. The subgrade soil must be in a firm non- yielding condition". The above recommendations for subgrade preparation for slab-on- grade floors may have some significant pitfalls in that it does not address the fact that some of the native soils may be loose to medium dense and will settle over time. It also does not address the fact that there are some uncompacted fills soils at the site. Should these be overexcavated, recompacted, replaced or simply proof rolled? 5. General Earthwork and Structural Fill Since earthwork will be the very first activity at site, the general earthwork and structural fill section should not be relegated to the very end of the report,. The anticipatE d cuts and fills for the plat development should be carefully discussed so that the earthwork contractor and project owner have a clear idea when geotechnical monitoring and testing are needed at the site. We trust hat this geotechnical review addresses your concerns. Sincerely Geo Group Northwest, Inc. ti• William Chang, P.E. Principal 1°"4 r'h T /ONAL Geo Group Northwest, Inc. l EXPIRES: 2J19/O� 1 CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM DATE: May 23, 2002 TO: Susan Fiala FROM: Sonja J.Fesser))q SUBJECT: Elle Rain Plat,LUA-02-047,PP Format and Legal Description Review Bob Mac Onie and I have reviewed the above referenced preliminary plat submittal and have the following comments: Comments for the Applicant: The dimension noted on the drawing for the northeasterly line of proposed Lot 10 is"75.49",but the dimension,when measured, is approximately 92' (which agrees more closely with the legal description dimension). Revise the noted dimension as needed. Also, note the dimension for the remaining length along the north line of said Lot 10. Some of the type size used on the preliminary drawing is too small to decipher and does not conform to WAC 332-130-050(BXd)(iii). Review the drawing for numerous spelling errors. The legal description,as noted on the drawing,does not need to include the easements contained therein. There are other easements that are together with/or subject to the subject properties that are not included in said legal. Note that the legal description contained within the Pacific Northwest Title Company A.L.T.A.title report dated March 29,2002(Order No.470598)is more concise and better worded. The"VICINTY MAP"notes that"NE 17th ST"runs north/south and intersects with the south line of the subject properties. This street is actually Monroe Ave NE. Revise said map. Insert King County in the indexing information. \H:\FILE.SYS\LND\10\0397\RV020522.doc • May 23,2002 Page 2 Information needed for final plat approval includes the following: 0391 Note the City of Renton land use action number and land record number,LUA-OX-XXX-FP and LND-10- ,respectively,on the drawing,preferably in the upper right-hand corner. The type size used for the land record number should be smaller than that used for the land use action number. Please note that the land use action number for the final plat will be different from the preliminary plat number and is unknown as of this date. Provide plat and lot closure calculations. Complete City of Renton Monument Cards,with reference points of all new right-of-way monuments set as part of the plat. Do not show building setback lines on the plat lots. Setbacks are determined at the time that building permits are issued. Indicate what has been,or is to be,set at the corners of the proposed lots. Note all easements,agreements and covenants of record on the drawing. Note discrepancies between bearings and distances of record and those measured or calculated, if any. Note whether the adjoining properties are platted(give plat name and lot number)or unplatted. The city will provide addresses for the proposed lots after approval of the preliminary plat. The addresses will need to be noted on the drawing. On the final plat submittal,remove references to pavement,rocks,and other items not directly impacting the subdivision. These items are provided only for preliminary plat approval. Encroachments do need to be shown. Required City of Renton signatures(for plat approval)include the Administrator of Planning/Building/Public Works,the Mayor and the City Clerk. An approval block fro the city's Finance Director is also required. The appropriate King County approvals need to be noted on the drawing also. The owner(s)of the subject properties need to sign the final plat document. Include notary blocks as needed. Include a dedication/certification block on the drawing. An updated Plat Certificate will be required,dated within 45 days of Council action on approval of the plat. Note that if there are restrictive covenants,easements or agreements to others as part of this subdivision,they can be recorded concurrently with the plat. The plat drawing and the associated document(s)are to be given to the Project Manager as a package. The plat shall have the first H:\FILE.SYS\LND\I 0\0397\RV020522.doc.sj f May 23, 2002 Page 3 recording number. The recording number(s)for the associated documents will be referenced on the plat in the appropriate locations. If new easements are shown for the benefit of future owners of the proposed lots,then include the following statement,juxtaposed to the subject easement(s): "Area for private(water,sewer, utilities,access,etc.)easement". Since the new lots created via the plat are under common ownership at the time of recording,there can be no easement until such time as ownership of one of the lots is conveyed to others,together with and/or subject to specific easement rights. Therefore,add the following Declaration of Covenant language on the face of the subject plat drawing, if the previous paragraph applies: DECLARATION OF COVENANT: The owners of the land embraced within this plat, in return for the benefit to accrue from this subdivision, by signing hereon covenants and agree to convey the beneficial interest in the new easements shown on this plat to any and all future purchasers of the lots, or of any subdivisions thereof This covenant shall run with the land as shown on this plat. Fee Review Comments: The Fee Review Sheet for this review of the preliminary plat is provided for your use and information. H:\FILE.SYS\LND\10\0397\RV020522.doc\sjf 4,0 CITY RENTON PlanningBuilding/PublicWorks Depai tment .AIL �> Gregg Zimmerman P.E.,Administrator Jesse Tanner,Ma!or May 17, 20(2 N�q ��2U'uZ �. Mr. Tom TO.Jma Ck Touma Eng neers 1, 6632 S 1914 PI, Ste. E102 Kent, WA c 8035 RE: Elk Rain Preliminary Plat LUA-02-047, ECF, PP Dear Mr. Touma: Since you are the contact for this project, I wanted to inform you of two phone conversations held with Jeff Rieker, the son of Patricia Wilson, the owner/applicant, on May 16, 2002 and on May 17, 2002, concerning the code requiremeht for an independent secondary review of the geotechnical study. The phone conversation on May 16, 2002 was to alert the owner/applicant that independent secondary review of the geotechnical report will be required. According to RMC 4-3-050J.3. Independent Secondary Review is required due to the presence of sensitive (25% to 39%) and possibly protected (40%+) slopes, medium landslide hazards and high erosion hazards according to the City's Critical Areas maps. The independe it secondary review is to be completed by qualified specialists selected by the City, at the applicant's expense. As a courtesy, we provided the applicant the City of Renton approved Environmental Review and Related Disciplines Consultant List to select one of the following two consulting firms, GEO Group Northwest or URS Corporation, to conduct the independent secondary review. It is the applicant's responsibility to contact the consultant to negotiate a contract and a fee for the secondary review. As well, in order for the consultant to conduct the secondary review, the applicant is to provide a copy of the geotechnical report, slope analysis and provide the consultant with the project manager's name and phone number. On May 17, 2002, Mr. Rieker indicated that he had selected GEO Group Northwest Consultant Group to conduct the independent secondary review. He stated that the review would be completed within a week, by Friday, May 24, 2002, and a copy of the report would be provided to the City. At this tirr e, the project will continue to be processed as long as a copy of the Independent Secondary Review is received in our office no later than Tuesday, May 28, 2002 in order to present the report to the Environmental Review Committee (ERC) on June 4, 2002. If we do not receive the independent secondan review by May 28th, the project will be put on hold and the ERC meeting will be rescheduled. Please contact me at(425)430-7382 if there are questions. Sincere) , Susan Fiala,AICP Project Manager cc: F atricia Wilson owner/applicant J annifer Henning bellow File 1055 South Grady Way-Renton,Washington 98055 RENTONAHEAD OF THE CURVE 4.11 This paper contains 50%recycled material,30%post consumer CITY OF RENTON ECONOMIC DEVELOPMENT NEIGHBORHOODS, AND STRATEGIC PLANNING MEMORANDUM DATE. May 16,2002 TO: Susan Fiala FROM: Don Erickson SUBJECT: Elle Rain Place Preliminary Plat, 3316 NE 17th Pl;LUA-02-052, SA-A,ECF The applicants are requesting a 11 lot subdivision of a 1.46 acre site that would be accessed through a new public right-of-way,Monroe Court NE that would extend north from NE 17th Place as part of the Elle Rain plat improvements. The applicants are also requesting a modification to reduce the required 42-foot wide street width to 34 feet. The site has slopes ranging between 12% and 26% across it. The subject site is designated Single Family Residential on the Comprehensive Plan Land Use Map and is zoned R-8,Single-family 8 du/net acre. 1. Intent of the Land Use Designation Objective LU-J: Protect and enhance the Residential Single Family areas, encourage re- investment and rehabilitation resulting in quality neighborhoods, improve opportunities for better public transportation, and make more efficient use of urban services and infrastructure. 2. Relevant Comprehensive Plan Single Family Residential Policies Policy LU-34. Net development densities should fall within a range of 5 to 8 dwelling units per acre in Residential Single Family neighborhoods. Policy LU-35. A minimum lot size of 4,500 square feet should be allowed in single family residential neighborhoods except when flexible development standards are used for project review. Policy LU-40. New plats developed at higher densities within existing neighborhoods should be designed to incorporate street locations, lot configurations, and building envelopes which address privacy and quality of life for existing residents. 3. Other Relevant Comprehensive Plan Policies Policy LU-73. Residential streets should be constructed to the narrowest widths (distance from curb to curb)feasible without impeding emergency vehicle access. Policy LU-77. Sidewalks or walking paths should be provided along residential streets. Sidewalk or walking path width should be ample to safely and comfortably accommodate pedestrian traffic. Elle Rain Place Preliminary LUA-02-052 2 02/25/03 Policy LU-78. Trees should be planted along residential streets. 4. Areas of Consistency with the Comprehensive Plan This proposed plat has a density of 7.55 du/net acre which is at the maximum allowed and consistent with Policy LU-34. All usable lots exceed the 4,500 square minimum lot size referred to in Policy LU-35. Although the new lots are at a higher density than Honey Creek Park Subdivision to the south, the dimension of lots abutting these larger lots are similar so there should be little adverse impact (Policy LU-40). Regarding Policy LU-73, the applicants are requesting a modification to allow the construction of a 34 foot wide street rather than the required 42 foot wide street. Consistent with Policy LU-77 sidewalks have been provided along both sides of Monroe Court NE. 5. Areas of Apparent Inconsistency with the Comprehensive Plan It is unclear whether street trees are proposed to be planted along Monroe Court NE (Policy LU- 78). 6. Conclusion This proposed eleven-lot subdivision appears to be consistent with the majority of relevant Comprehensive Plan land use policies cited above. 7. Recommendation Approve the Elle Rain Place Preliminary Plat including its reduced street widths. We also would recommend that to the extent possible street trees be planted along the plat's frontages along NE 17th Place and Monroe Court NE. Attachment cc: Rebecca Lind H:\EDNSP\Interdepartmental\Development Review\Green File\Comments\Elle Rain Place Preliminary Plat.doc\d • CITY F RENTON is& Planning/Building/PublicWorks Depaituient Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator utV Gt NEpuo,„„ N NTON RSD 403 May 10, 200 2 MAY ? 2002 'ECEniE MAY 15 2002 �; '`-CEI VEO d MAY 13 '02 ECG b Superintendent's Office CAPITAL FFICE OF THE SUPERINTENDEN, Renton Sct ool District #403 300 SW 7th Street Renton, WA 98055-2307 Subject: Elle Rain Place Preliminary Plat LUA-G2-047, Fr, ECF The City of Renton Development Services Division has received an application for an 11-lot subdivision of a 1.46 acre site located in the R-8 Zone. The property is located at 3316 and 3420 NE 17th Place. Please refer to the enclosed Notice of Application for complete project details. In order to process this application, the Development Services Division needs to know which Renton schools would be at ended by children living in residences at the location indicated above. Would you please fill in the appropriate schools on the li t below and return this letter to my attention, Development Services Division, City of Renton, 1055 South ciy Way, Renton, ashingt 98055. Elementary School: Middle School: 7kt tA<44.— High School: Will the schools you have indicated be able to handle tqiii pact of the additional students estimated to come from the proposed development? Yes No Any Comments: Thank you for providing this important information. If you have any questions regarding this project, please contact me at (425) 430-7382. Sincerely, Susan Fiala Senior Plan ler Encl. 1055 South Grad Way-Renton,Washington 98055 RENTON school/ /kac AHEAD OF THE CURVE This paper contains 50%recycled material,30%post consumer CITY OF RENTON DEVELOPMENT SERVICES DIVISION LIST OF SURROUNDING PROPERTY OWNERS within 300 feet of the subject site PROJEC"' NAME: g//e A / PA6e___ APPLICATION NO: Lv1 O Z aql phi EL The follov ing is a list of property owners within 300 feet of the subject site. The Development Services Division w ill notify these individuals of the proposed development. NAME ADDRESS ASSESSOR'S PARCEL NUMBER Cm;6tipvt ,4PR? M'OAriNQ C� Pe ?�002 (Attach additional sheets, if necessary) (Continued) NAME ADDRESS ASSESSOR'S PARCEL NUMBER Applicant Certification ` 10, I, Paii1C/4 W I/S 071 , hereby certify that the aboveOist(Seo fit9 rvpetty (Print Name) •U —.w • • owners and their addresses were obtained from: PUBLIC Title Company Records Itt��q - 'C] King County Assessors Records Signed Date CLe A °erg> • A licant ( PP ) NOTARY ATTEST : Su scribed and sworn before me, a Notary Public, in and for the State of Washington, residing a on the t ST day of MU,L , 20 0 2-. Signed (Notary Public) ****For Cit of»Renton'U e*** MARILYN KAIYiCIIEFF Audi ee (3 `-&. CERTIFICATION OF MA I TARY-PUBLIC %�'� STAT_�OF'WA HINGTON I, 2l! y'�__- hereby certify that notices of the p ilea to (City Employee) JUNE 29, 2003 each listed property owner on S . Signed//L24 rfiy ic2/ Date: r �� uZ NOTARY ATTEST: Subscribed and sworn before me, a Notary Public, in and for the State of Washington residing at` Hte y''-^ on the�/S-i'ri day of ""ri'l�_tii� 20f2 d Signer- "1, ) &- - �S'�� citv listprop.doc REV 03/00 MARILYN KAMCHEFF MY APPOINTMENT EXPIRES:6-29-03 2 • ' MetroScan / King (WA) Parcel Number Owner Name Site Address YB Owner Phone 042305 9154 Alvestad Laurits & Lil *No Site Address* Renton 722780 0120 Baack Charis L 1900 Kirkland Ave NE Ren 1943 344950 0020 Blilie James W 3400 NE 17Th P1 Renton 9 1959 425-255-5895 344950 0015 Blundred James C 3324 NE 17Th P1 Renton 9 1958 425-235-6113 344950 0135 Brunette Evelyn M 1717 Monroe Ave NE Rento 1958 388832 0070 Chen Trang/Ruben;+ 3133 NE 19Th P1 Renton 9 2001 388832 0120 Chhum Than/Dayna P 3132 NE 19Th P1 Renton 9 2001 722780 1465 City Of Renton Jefferson Ave NE Renton 722780 1470 City Of Renton Jefferson Ave NE Renton 388832 0200 City Of Renton *No Site Address* Renton 388832 0140 Condit Graham A/Daniel 3137 NE 20Th P1 Renton 9 2001 388832 0160 Conklin Joshua E/Cora 3142 NE 20Th P1 Renton 9 2000 344950 0160 Cook-Van Velzen Doroth 3333 NE 17Th St Renton 9 1958 722780 0102 Cromer William P 3110 NE 20Th St Renton 9 1943 344950 0155 Delp Edgar 3325 NE 17Th St Renton 9 1959 344950 0065 Dong Annette K 3325 NE 17Th P1 Renton 9 1958 425-271-8326 388832 0150 Duong Cuong T 3143 NE 20Th P1 Renton 9 2000 722780 1860 Facilities & Operation *No Site Address* Renton 329545 0070 Golovko Aleksandr/Ella 1627 Monroe Ave NE Rento 2000 344950 0010 Graves Lawrence M/Meli 3316 NE 17Th P1 Renton 9 1958 206-525-3278 344950 0005 Grover Raymond L 3308 NE 17Th P1 Renton 9 1963 425-255-4143 329545 0080 Gurango Debbie 1621 Monroe Ave NE Rento 2000 344950 0125 Hall Leroy J 3332 NE 17Th St Renton 9 1958 425-228-6438 388832 0130 Ho Tuong Duy;San Nara 3131 NE 20Th P1 Renton 9 2001 329545 0050 Hoglander Sonia M 1639 Monroe Ave NE Rento 2000 388832 0090 Hottell Paul R 3141 NE 19Th P1 Renton 9 2001 042305 9023 Housing Authority Of C 3151 NE 16Th St Renton 9 1992 344950 0025 Huzzy Steve K 3404 NE 17Th P1 Renton 9 1960 329545 0110 Joko Suich Sonar/Anne 1603 Monroe Ave NE Rento 2000 722780 0180 Kachel Richard 1708 Kirkland Ave NE Ren 1943. 388832 0170 Law Gan C/Qian X;+ 3136 NE 20Th P1 Renton 9 2001 722780 0001 Ldk Construction Inc *No Site Address* Renton 042305 9334 Loebe David A 2009 Kirkland P1 NE Rent 1972 042305 9131 Looney William A 3112 NE 18Th St Renton 9 042305 9332 Looney William A 3118 NE 18Th St Renton 9 388832 0080 Naidu Kushal/Satya M;+ 3135 NE 19Th P1 Renton 9 2001 329545 0020 Nakhodkina Alla 1622 Monroe Ave NE Rento 2000 329545 0030 Nevidomy Vladimir/Sofi 1628 Monroe Ave NE Rento 2000 344950 0150 Nguyen Van Viet/Kim Th 3317 NE 17Th St Renton 9 1960 425-277-9830 388832 0100 Nocos Ernst J/Haidee S 3140 NE 19Th P1 Renton 9 2001 344950 0140 Olsson Mark T 1709 Monroe Ave NE Rento 1958 388832 0180 Pacific Huts & Castles 3130 NE 20Th P1 Renton 9 2001 388832 0110 Pacific Huts & Castles 3134 NE 19Th P1 Renton 9 2001 329545 0040 Pak Jae B/Renee L 1634 Monroe Ave NE Rento 2000 722780 0125 Paulus Gerald J & Euni 1822 Kirkland Ave NE Ren 1943 425-255-2705 722780 0115 Payseno-Greising Geri 3119 NE 20Th St Renton 9 1943 722780 0165 Persson Terry & Billie 1718 Kirkland Ave NE Ren 1943 344950 0130 Philio Tim E/Heidi C 3324 NE 17Th St Renton 9 1959 042305 9342 Renton Housing Authori *No Site Address* Renton 722780 0155 Renton School Dist 403 *No Site Address* Renton 344950 0070 Schiffman Aaron D 3401 NE 17Th P1 Renton 9 1959 722780 0095 Scott Breck W/Christin 3102 NE 20Th St Renton 9 1943 722780 0130 Secrest Virginia 1810 Kirkland Ave NE Ren 1943 425-255-8633 722780 0170 Shdo Edward G *No Site Address* Renton 722780 0175 Shdo Edward G *No Site Address* Renton 344950 0060 Smith Donald E;Smith A 1718 Monroe Ave NE Rento 1958 425-687-7663 329545 0090 Tran Vui Kim;Dao Phuon 1615 Monroe Ave NE Rento 2000 329545 0100 Truong Trung Hoang 1609 Monroe Ave NE Rento 2000 329545 0010 Vaitheesvaran Sayee K 1616 Monroe Ave NE Rento 2000 329545 0060 White Eric V/Shirley A 1633 Monroe Ave NE Rento 2000 722780 0105 Williams Geraldine Wil 1910 Kirkland Ave NE Ren 1943 722780 0190 Wood Myron E/Marilyn J 3017 NE 16Th St Renton 9 1943 425-255-9748 344950 0145 Zable Gale E 1701 Monroe Ave NE Rento 1958 425-228-6299 Information compiled from various sources.Real Estate Solutions makes no representations or warranties as to the accuracy or completeness of information contained in this report. MetroScan / King (WA) Parcel Number Owner Name Site Address YB Owner Phone 722780 0110 Zimmerman Mark E 3101 NE 20Th St Renton 9 1943 Information compiled from various sources. Real Estate Solutions makes no representations or warranties as to the accuracy or completeness of information contained in this report. • c.,, Q,, Proposed Mitigation Measures: 1. The applicant shall pay the appropriate Transportation Mitigation Fee. ��\r-r0 2. The applicant shall pay the appropriate Fire Mitigation Fee. NC TIC E OF APPLICATION 3. The applicant shall pay the appropriate Parks Mitigation Fee. AND PROPOSED DETERMINATION OF NON- 4. The applicant will be required to adhere to the recommendations of the Geotechnical Report. SIGNIFIi.ANCE-MITIGATED(DNS-M) 5. The applicant will be required to design the plat according to the 1898 King County Surface Water Design Manual. 8. The applicant will be required to limit site construction season during relatively dry months(April through October). 7. The applicant will be required to submit weekly reports on the status and condition of the erosion control plan with DATE: May 10,2002 any recommendations of change or revision to maintenance schedules or Installation by the project engineer of record to the Public Works inspector. LAND USE NUMBER: LUA-02-047,PP,ECF Comments on the above application must be submitted In writing to Susan Fiala,Senior Planner,Development APPLICATION NAME: ELLE RAIN PLACE PRELIMINARY PLAT Services Division,1055 South Grady Way,Renton,WA 98055,by 5:00 PM on May 24,2002.This matter is also tentatively scheduled fora public hearing on July 2,2002 at 9:00 AM,Council Chambers,Seventh Floor,Renton City Hall, PROJECT DESCRIPTION: The applicant is requesting Environmental(SEPA)Review and Preliminary Plat 1055 South Grady Way,Renton.If you are interested In attending the hearing,please contact the Development Services approval for an 11 lot subdivision of a 1.46 acre site located within the Residential-8(R-8)zoning designation. The Division,(425)430-7282,to ensure that the hearing has not been rescheduled.If comments cannot be submitted in proposed lots are intended for the eventual development of detached single family homes. The existing residence is writing by the date Indicated above,you may still appear at the hearing end present your comments on the proposal before proposed to remain on new lot 11 end a new house is under construction on new lot 10.Access Ia proposed via a new the Hearing Examiner.8 you have questions about this proposal,or wish to be made a party of record and receive public right-of-way,Monroe CT NE that would extend north from NE 17*Place as part of the Elie Rain plat improvements. additional information by mall,please contact the project manager.Anyone who submits written comments will A request for modification from the street width right-of-way from 42 feet to 34 feet is part of the application. automatically become a party of record and will be notified of any decision on this project. PROJECT LOCATION: 3318 and 3420 NE 17e Place CONTACT PERSON: Susan Fiala: (425)730-7382 OPTIONAL DETERMINATION OF NON-SIGNIFICANCE,MITIGATED(DNS-M):As the Lead Agency,the City of Renton !PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION I has determined that significant environmental impacts are unlikely to result from the proposed project.Therefore,as permitted under the RCW 4321 C.110,the City of Renton la using the Optional DNS(M)process to give notice that a DNS- ' - s r ;, t - M is likely to be issued.Comment peri As for the project and the proposed DNS-M are Integrated into a single comment s pT"'�� . / Q ye;'Q'+ s period.There will be no comment parrot following the issuance of the Threshold Determination of Non-Significance I P J: s�d / F{, • ��r / INV/ CREEK p Mitigated(DNS-M).A 14-day appeal period will follow the issuance of the DNS-M. ,lF"(' `� eF : %I., ,,,,„s.. . ;11ra` / E�r •L4[, p PERMIT APPLICATION DATE: April22,2002 \ i • , I er A Y y'll A: V. I ttry� t 1(► ACCbit:: NOTICE OF COMPLETE APPLICATION: May 10,2002 ; •�� IOC.-:..,��,� 4 s Permits/Review Requeated: Environmental(SEPA)Review,Preliminary Plat,Street Width 4�� i i V //�1I ModNkation ,Other Permits which maybe required: Building,Construction and Fire Permits E - • • 41 !4, I` _�,r3r..,40 rt1►Requested Studies: Geotechnical Engineering Study,Level/Stormwater Analysis,Traffic1Non NI • I �ur..r li impact Analysis �FuI ziki`^Ltion where application may ' • F I [� .Ry 't be reviewed: PlanninBuilding/Public Works Division,Development Services Department, • -*tirki SVS3aa/bL 1055 South Grady Way,Renton,WA 98055 ^'+411.4X. 4 hr• 711'151Migilira !!L� c "1 t Ir11 1.,., --PUBLIC HEARING: Heart gearing la rtentativelyo scheduled formlb r 2.Heaobefore the Renton • e,.,.-TW`ti,Hearin Examiner In Renton Council Chamber.Hearin e n at Sou h. on P' • fl��� 11• _�—the 7th floor of the new Renton City Hall located at 1055 Grady IWay South. I a �1 �Ie3r�.:�� ,4,�sa seas` !T�j. ' HI a•9' i'> I ��w O Land Use/Zoning: The subject site i9 designated Residential Single Family on the City of Renton , ' '� .i1.ro{;�1-e'iry I- 1 K? 1 Comprehensive Plan Land Use Mapand Residential-8 dwellingunits per acre •I ',. (R-8)on the C s ZoningMap.These designations encourageend perm single 66 �' Ott. ��� 1� family residential development at net densities of 5.0 to 8.0 dac.The proposed t • •I. 8 ia 111 �1 ! It C for 11 single family lots on the 1.48 acre site would result Ina net density of 'j �,,, rr-�aEr.i ai uses -rl•'',t .41 %'E I '�,��,.1��r`+ 1 approximately 7.5 dWec. The proposed subdivision Is consistent with both land 'l r •�;': ..,-...,., v7,,j_ y .� N � 'Cr .17 sea designations. ••' if,...., Documents that If you would like to be made a parry of record to receive further Information on this proposed project,complete Evaluate the Proposed Project: SEPA checklist this form and return to:City of Renton,Development Planning,1055 So.Grady Way,Renton,WA 98055. File No/Name:LUA-02-047,PP,ECF/Elle Rain Place Preliminary Plat Development Regulations Used For Project Mitigation: The project will be subject to the Citye SOPA Ordinance,Zoning Code,Public NAME: Works Standards,Subdivision Regulations,Uniform Building Code,Uniform Fire Code and other applicable codes and regulations as appropriate. ADDRESS: TELEPHONE NO.: y � NOTICE OF APPLICATION NOTICE OF APPLICATION MARILYN !i lkNOTARY0)hiLcarvyACOMMISSIOCERTIFICATION JUNE 2 I, � 0ckwc (I , hereby certify that copies of the above document were posted b me in 3 conspicuous places on or nearby the described property on 10/2 Z— Signed2/22 �,; ATTEST:Subscribed an worn afore me,a Notary Public,in and for the ate of Washington residing in% ,on the /S �'r` day of�'h-o� ��--• . MARILYN KAMCHEFF MN'APPOINTMENT EXPIRES:6-29-03 +:b4LK NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON- SIGNIFICANCE-MITIGATED (DNS-M) DATE: May 10,2002 LAND USE NUMBER: LUA-02-047,PP,ECF APPLICATION NAME: ELLE RAIN PLACE PRELIMINARY PLAT PROJECT DESCRIPTIO 4: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for an 11 lot si.odivision of a 1.46 acre site located within the Residential—8 (R-8) zoning designation. The proposed lots are intend,d for the eventual development of detached single family homes. The existing residence Is proposed to remain on n)w lot 11 and a new house is under construction on new lot 10. Access is proposed via a new public right-of-way,Monr(e CT NE that would extend north from NE 17th Place as part of the Elle Rain plat improvements. A request for modificatior from the street width right-of-way from 42 feet to 34 feet is part of the application. PROJECT LOCATION: 3316 and 3420 NE 17th Place OPTIONAL DETERMINA TION OF NON-SIGNIFICANCE,MITIGATED(DNS-M): As the Lead Agency,the City of Renton has determined that signi icant environmental impacts are unlikely to result from the proposed project. Therefore,as permitted under the RCA 43.21 C.110,the City of Renton is using the Optional DNS(M)process to give notice that a DNS- M is likely to be issued. (omment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no(omment period following the issuance of the Threshold Determination of Non-Significance Mitigated(DNS-M). A 14 day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION )ATE: April 22,2002 NOTICE OF COMPLETE APPLICATION: May 10,2002 Permits/Review Request(d: Environmental(SEPA)Review,Preliminary Plat,Street Width Modification Other Permits which may be required: Building,Construction and Fire Permits Requested Studies: Geotechnical Engineering Study,Level 1 Stormwater Analysis,Traffic Impact Analysis Location where appiicatic i may be reviewed: PlanningBuilding/Public Works Division,Development Services Department, 1055 South Grady Way,Renton,WA 98055 PUBLIC HEARING: Public hearing is tentatively scheduled for July 2,2002 before the Renton Hearing Examiner in Renton Council Chambers. Hearings begin at 9:00 AM on the 7th floor of the new Renton City Hall located at 1055 Grady Way South. Land Use/Zoning: The subject site is designated Residential Single Family on the City of Renton Comprehensive Plan Land Use Map and Residential—8 dwelling units per acre (R-8)on the City's Zoning Map.These designations encourage and permit single family residential development at net densities of 5.0 to 8.0 du/ac. The proposed for 11 single family lots on the 1.46 acre site would result In a net density of approximately 7.5 du/ac. The proposed subdivision is consistent with both land use designations. Environmental Docume its that Evaluate the Proposed 'roject: SEPA checklist Development Regulatio is Used For Project Midge Lion: The project will be subject to the City's SEPA Ordinance,Zoning Code,Public Works Standards,Subdivision Regulations,Uniform Building Code,Uniform Fire Code and other applicable codes and regulations as appropriate. • NOTICE OF APPLICATION I Proposed Mitigation Measures: 1. The applicant shall pay the appropriate Transportation Mitigation Fee. 2. The applicant shall pay the appropriate Fire Mitigation Fee. 3. The applicant shall pay the appropriate Parks Mitigation Fee. 4. The applicant will be required to adhere to the recommendations of the Geotechnical Report. 6. The applicant will be required to design the plat according to the 1998 King County Surface Water Design Manual. 6. The applicant will be required to limit site construction season during relatively dry months(April through October). 7. The applicant will be required to submit weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or Installation by the project engineer of record to the Public Works Inspector. Comments on the above application must be submitted In writing to Susan Fiala,Senior Planner,Development Services Division,1055 South Grady Way,Renton,WA 98055,by 5:00 PM on May 24,2002. This matter is also tentatively scheduled for a public hearing on July 2,2002 at 9:00 AM,Council Chambers,Seventh Floor,Renton City Hall, 1055 South Grady Way,Renton. If you are interested in attending the hearing,please contact the Development Services Division,(425)430-7282,to ensure that the hearing has not been rescheduled. if comments cannot be submitted in writing by the date Indicated above,you may still appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal,or wish to be made a party of record and receive additional Information by mail,please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTA T PERSON: Susan Fiala: (425)730-7382 PLEASE INCLUDE THIts,E PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION .,_., . 1 r 0 .. r.w Ya- F .; ` 1 • bc 'YCREX �•WI_ 1�,�n F. ..t,-..#-C' . • . .4'‘ ; p, p4.3/ . , I 4 JilIA:l c ` t '� GREEN WAY _____a t,` si srr+err+z:8 / 1 ... 03 °= tt � I I : ir7*4 • 1 It � i —� il _ :_ NF te. ...4 1NoAISi d$ iim :I1Y�y] iRsa 4_, I 1a a-1 D rwipPrrA.:kw.-. . t 1 .11110.W.:2-.V.wfic.t. \ 4 Pa le.ok..,• i pi p OS �Til 151:1111111pr • ► . el oP___---- ,..,.., ..s.;,wpir,............„ , �rw-.. ibii.,revtok + E ...„. LV0- -.,...L._ .,..1: ♦_ r~ y^4 a9IC,-i 7)t,Wlw."w urr.++ { 2,.q ® .7z:4 1,li. rN 1�3/4 \., y re i it' F, R . <t LEI a��sa� JJ - .W r.�Jl' ,• Nyi•w. cw.—4 ,,{{,, aid 41. NE N4TH If you would like to be made a party of record to receive further information on this proposed project,complete this form and return to:City of Renton, Development Planning, 1055 So.Grady Way, Renton,WA 98055. File No/Name: LUA-02-047,PP,ECF I Elle Rain Place Preliminary Plat NAME: ADDRESS: TELEPHONE NO.: NOTICE OF APPLICATION 1 CITY 4_ F RENTON ;. •'N Planning/Building/PublicWorks Department Jesse Tanner,M tyor Gregg Zimmerman P.E.,Administrator May 10,200'2 Superintend:nt's Office Renton School District#403 300 SW 7th,Street Renton, WA 98055-2307 Subject: Elle Rain Place Preliminary Plat LUA-02-047, PP, ECF The City of Benton Development Services Division has received an application for an 11-lot subdivision of a 1.46 acre site located in the R-8 Zone. The property is located at 3316 and 3420 NE 17th Place. Please refer to the enclo:•ed Notice of Application for complete project details. In order to F rocess this application, the Development Services Division needs to know which Renton schools would be att:nded by children living in residences at the location indicated above. Would you please fill in the appropriate schools on the list below and return this letter to my attention, Development Services Division, City of Renton, 1055 South Grady Way, Renton, Washington 98055. Elementary School: Middle Schcol: High School Will the schools you have indicated be able to handle the impact of the additional students estimated to come from the pr000sed development? Yes No Any COMM nts: Thank you f)r providing this important information. If you have any questions regarding this project, please contact me at (425) 430-7382. Sincerely, Susan Fiala Senior Plant ler Encl. 1055 South Grad Way-Renton,Washington 98055 R E N T O N school/ /kac AHEAD OF THE CURVE This paper contains 50%recycled material,30%post consumer ; ;, CITY 1.,F RENTON sail Planning/Building/PublicWorks Depai tnient I e Tanner,M;�yor Gregg Zimmerman P.E.,Administrator Ma,r 10, 2002 Mr. Tom Touma Tolima Engineers 6632 South 191st Place, Suite E102 Kent, WA 98035 SUBJECT: Elle Rain Place Preliminary Plat Project No. LUA-02-047, PP, ECF De it Mr.Touma: Thl Development Planning Section of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. It is tentatively scheduled for consideration by the Environmental Review Committee on June 4, 2002. Prior to that review, you will be notified if any additional information is recuired to continue processing your application. A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers on the seventh floor of City Hall, on July 2, 2002 at 9:00 AM to consider the proposed PrE liminary Plat. The applicant or representative(s) of the applicant is required to be pre sent at the public hearing. A copy of the staff report will be mailed to you one week before the hearing. If the Environmental Determination is appealed, the appeal will be he; as part of this public hearing. PIE ase contact me, at (425) 430-7382, if you have any questions. Sir cerely, Su:;an Fiala Senior Planner cc: Ms. Patricia Wilson/Owner accexance RENTON 1055 South Grad Way-Renton,Washington 98055 AHEAD OF THE CURVE This paper contains 50%recycled material,30%post consumer Doi.- LC, CITY OF RENTON DEVELOPMENT SERVICES DIVISION LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) I ( PROJECT INFORMATION NAME: PROJECT OR DEVELOPMENT NAME: Patricia L. Wilson Elle Rain Place Plat (lt:y'U 'Yr,/U)) �o - IIJJ ADDRESS: 1 0 7 5 Bellevue Way NE #1 5 0 0 PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: 3316 NE 17th cAc CITY: Bellevue ZIP:98004 _ -. TELEPHONE NUMBER: KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 206-255-8348 042305 'S0" 34(-1 -iSt c2 is APPLICANT (if other than owner) 0031 EXISTING LAND USE(S): NAME: I V scant I ci "iirxil Same a > Owner PROPOSED LAND USE(S): COMPANY(if applicable): OE CIg„Air Tn Residential RENNIVIIyV EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: ADDRESS: APR222002 Residpni-ial " p SF nE CZfF�!C EJ��c PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION CITY: D (if applicable)._$,. fl TELEPHONE NUMBER EXISTING ZONING: R_8 PROPOSED ZONING(if applicable): R_3 CONTACT PERSON SITE AREA (in square feet): 77 , 537 NAME: SQUARE FOOTAGE OF ROADWAYS TO BE DEDICATED Tom Touma FOR SUBDIVISIONS OR PRIVATE STREETS SERVING THREE LOTS OR MORE(if applicable): COMPANY(if applicable): 14 , 066 s .f . Touma Engineers PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ADDRESS: ACRE (if applicable): 6632 S 191st Pl, Ste E102 7 .5 DU/GA NUMBER OF PROPOSED LOTS(if applicable): CITY: Kent ZIP: 98035 11 NUMBER OF NEW DWELLING UNITS(if applicable): TELEPHONE NUMBER AND E-MAIL ADDRESS: 425-25120665 masterap.doc Revised January 2002 F ..JJECT INFORMATION (con.....ued) NUMBER OF EXISTING DWELLING UNITS(if applicable): PROJECT VALUE: $ 7 iv SQUARE FOOTAGE OF PROPOSED RESIDENTIAL IS THE SITE LOCATED IN ANY TYPE OF BUILDINGS(if applicable): NA ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE(if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NA AQUIFER PROTECTION AREA ONE SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL , AQUIFER PROTECTION AREA TWO BUILDINGS(if applicable): NA ❑ FLOOD HAZARD AREA sq.ft. SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL ❑ GEOLOGIC HAZARD sq.ft. BUILDINGS TO REMAIN (if applicable): NA ❑ HABITAT CONSERVATION sq.ft. ❑ SHORELINE STREAMS AND LAKES sq.ft. NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS(if ❑ WETLANDS sq.ft. applicable): NA NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT(if applicable): NA LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following information included) SITUATE IN THE c ' QUARTER OF SECTION 04, TOWNSHIP23 , RANGEO5 , IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. -c ( ,, TYPE OF APPLICATION & FEES Check all application types that apply --City staff will determine fees. _ANNEXATION(A) $ SHORELINE REVIEWS COMP PLAN AMENDMENT(CPA) $ _CONDITIONAL USE(SM-C) $ _CONDITIONAL USE PERMIT(CU-A,CU-H) $ _ A EXEMPTION(SME) $ NO CHARGE ENVIRONMENTAL REVIEW(ECF) $ ZC�.PJO _SUBSTANTIAL DEVELOPMENT(SM) $ _GRADE&FILL PERMIT(GF) $ _VARIANCE(SM-V) $ (No.Cu.Yds: ) $ _REZONE(R) $ SUBDIVISION _ROUTINE VEGETATION $ _BINDING SITE PLAN(BSP) $ MANAGEMENT PERMIT(RVMP) _FINAL PLAT(FP) $ _SITE PLAN APPROVAL(SA-A,SA-H) $ LOT LINE ADJUSTMENT(LLA) $ _SPECIAL PERMIT(SP) $ 4 PRELIMINARY PLAT(PP) $ TEMPORARY PERMIT(TP) $ _SHORT PLAT(SHPL-A,SHPL-H) $ J VARIANCE(V-A,V-H,V-B) $ (from Section: ) $ Postage: $ . /, .7(.' WAIVER ON) '\� $ TOTAL FEE $, j �,GZ') OTHER: /110()(2-ft a.410't Of , ,9 $ /V/C°� IAFFIDAVIT OF OWNERSHIP I I, (Print Name) f/q-'7zl C(14 I-• Lc) h..S[ declare that I am (please check one) the current owner of the property involved in this application or the authorized representative to a for a corporation (please attach proof of authorization)and that the foregoing statements and answers herein contained and the iritcornatiorvbcrewith are in all respects true and correct to the best of my knowledge and belief. GKl L, e. S 4\ •..,,, i tha I know or have satisfactory evidence that / 1 4$SIO4.,4i'4i,,. ♦. i . , signed this instrument and acknowledged -pc*,...,i2k)L_ O4�OT `- •/h:r/their fr:a and v. i n .ry act .r the uses and purposes ,�� _1/9yr, . . :% in the'nst ment. � / (Signature of Owner/Representative) 1 ;, �BUC l •�:L.1 9, d Nofa .lic in and for the State of Washington (Signature of Owner/Representative) ttt‘ � � _ ry(Print) V I �- *`'v/ .- \ VA\•� N*"�My appointment expires: /116'1 s-•Oi - masterap.doc Revised January 2002 Policy No. : 1094-324702 SCHEDULE A Page 2 The land referred to in this policy is in the State of Washington, and described as follows, PARCEL A: Lot 2, Block 1, Honey Creek Park, according to the plat thereof recorded in Volume 59 of Plats, page 57, in King County, Washington. PARCEL B. A portion of the southwest quarter of the northwest quarter of the southeast quarter of Section 4, Township 23 North, Range 5 East, W.M. , in King County, Washington, being more particularly described as follows: Begin at the northwest corner of the above described subdivision and proceed south 88°14 '32" east along the north line thereof 296.00 feet to a point to be referred to as Point "A" hereafter; Thence south 01°50'20" west 103.00 feet; Thence south 61°04'52" east 92 .23 feet; Thence south 01°50'20" west 68.00 feet to a point on the north line of Honey Creek Park, according to the plat thereof recorded in Volume 59 of Plats, page 57, in King County, Washington; Thence north 88°09'40" west 376.00 feet along said north line to the westerly line of the above described subdivision; Thence north 01°16'00" east 212 .58 feet along said westerly line to the point of beginning; (ALSO KNOWN AS Parcel A of King county Boundary Line Adjustment Application Number S91L0103 as recorded under King County Recording Number 9201070581) . END OF SCHEDULE A 7TO COOS xvi tO:Si Z..007. 80:'t0 CITY OF RENTON ENVIRONMENTAL CHECKLIST A. BACKGROUND 1. NAME OF PROPOSED PROJECT,IF APPLICABLE: Elle Rain Place Preliminary Plat 2. NAME OF APPLICANT Patricia L. Wilson 3. ADDRESS AND PHONE NUMBER OF APPLICANT AND CONTACT PERSON: Applicant Patricia L. Wilson 1075 Bellevue Way NE#1500 Bellevue, WA 98004 (206)255-8348 Agent: Mr.Tom Touma Oki/ Touma Engineers C/7-eiyF 6632 South 191st Place, Suite E-102 OF�p� Kent, Washington 98032 4/p M ��i/y�� (425)251-0665 R ilk 24d? 4. DATE CHECKLIST PREPARED: COV� March 20,2002 O 5. AGENCY REQUESTING CHECKLIST: City of Renton 6. PROPOSED TIMING OR SCHEDULE(INCLUDING PHASING,IF APPLICABLE): Construction of the proposed project will begin as soon as all necessary Permits and approvals are received from the City and other governmental Agencies. The project will be developed under one phase. 7. DO YOU HAVE ANY PLANS FOR FUTURE ADDITIONS,EXPANSION OR FURTHER ACTIVITY RELATED TO OR CONNECTED WITH THIS PROPOSAL?IF YES,EXPLAIN. No. 8. LIST ANY ENVIRONMENTAL INFORMATION YOU KNOW ABOUT THAT HAS BEEN PREPARED,OR WILL BE PREPARED,DIRECTLY RELATED TO THIS PROJECT: N/A Page 1 of 12 9. DO YOU KNOW WHETHER APPLICATIONS ARE PENDING FOR GOVERNMENTAL APPROVALS OF OTHER PROPOSALS DIRECTLY AFFECTING THE PROPERTY COVERED BY THIS PROJECT?IF YES,EXPLAIN. No. 10. LIST ANY GOVERNMENT APPROVALS OR PERMITS THAT WILL BE NEEDED FOR YOUR PROPOSAL, IF KNOWN: City of Renton Development Services Division Environmental Review Preliminary and Final Plat approval Streets,storm,water and sewer improvements plans approval Building permit for a new house to be placed on Lot 10 11. GIVE BRIEF, COMPLETE DESCRIPTION OF YOUR PROPOSAL,INCLUDING THE PROPOSED USES AND THE SIZE OF THE PROJECT AND SITE. The proposal is to subdivide approximately 1.78 acres of land into 11 lots suitable for single-family residences. The Plat improvements will consist of a public street terminating with a cul-de-sac, storm drainage system with water quality facilities to mitigate runoff from the Site. Water and sewer system will be included,also a complete underground utilities and lighting. Access to the proposed development will be from NE 17th Place via a short cul-de-sac leading into the center of the entire parcel.One of the lots(Lot 10)will access through a private driveway from NE 17th Place situated east of the property. 12. LOCATION OF THE PROPOSAL. GIVE SUFFICIENT INFORMATION FOR A PERSON TO UNDERSTAND THE PRECISE LOCATION OF YOUR PROPOSED PROJECT, INCLUDING A STREET ADDRESS, IF ANY,AND SECTION,TOWNSHIP, AND RANGE OF IF KNOWN.IF A PROPOSAL WOULD OCCUR OVER A RANGE OF AREA,PROVIDE THE RANGE OR BOUNDARIES OF THE SITE. PROVIDE A LEGAL DESCRIPTION, SITE PLAN, VICINITY MAP, AND TOPOGRAPHIC MAP,IF REASONABLY AVAILABLE. WHILE YOU SHOULD SUBMIT ANY PLANS REQUIRED BY THE AGENCY,YOU AR NOT REQUIRED TO DUPLICATE MAPS OR DETAILED PLANS SUBMITTED WITH ANY PERMIT APPLICATION RELATED TO THIS CHECKLIST. The proposed project is located in the northeast end of town.Bounded on the north by un-platted property. It is bounded on the east by a fairly large single family parcel. It is bounded on south by Honey Creek Park plat,and on the west it is bounded by properties owned by the Renton Housing Authority(RHA)and a 100- foot transmission right of way traversing the RHA property from north to south. The property is located in Section 4,Township 23 North,Range 5 East, W.M., in the City of Renton, State of Washington. 13. ENVIRONMENTAL ELEMENTS: EARTH a. GENERAL DESCRIPTION OF THE SITE: Hilly, Steep Slopes Page 2 of 12 b. WHAT IS THE STEEPEST SLOPE ON THE SITE? The average slope of the site ranges from 12 percent to 26 percent throughout majority of the site. Steeper slopes of 26 to 32 percent noted along the northeasterly portion of the property and in the vicinity of proposed lots 1 and 2. c. WHAT GENERAL TYPES OF SOILS ARE FOUND ON THE SITE?IF YOU KNOW THE CLASSIFICATIONS OF AGRICULTURAL SOILS, SPECIFY THEM AND NOTE ANY PRIME FARMLAND. According to the USDA Soil Conservation Service's King County Soil Survey,the soil on the site is classified as Alderwood(AgD)and Arent/Alderwood AmC, glacial till.These soils are listed as type"C". A geotechnical studies performed on this site,a copy of the soil report is attached. d. ARE THERE SURFACE INDICATIONS OF A HISTORY OF UNSTABLE SOIL IN THE IMMEDIATE VICINITY?IF SO,DESCRIBE. No e. DESCRIBE THE PURPOSE,TYPE AND APPROXIMATE QUANTITIES OF ANY FILLING OR GRADING PROPOSED. INDICATE SOURCE OF FILL. The proposed site will be designed to follow the natural terrain to the maximum extent feasible. The basic topographic features will not be altered by the proposed project. Majority of the grading for the site will be limited for construction of the road. Access to the homes will be from Monroe Court NE. It is estimated approximately 345 C.Y. of material will be graded for the road construction.Majority of the excavated material will place on the lots.Unsuitable material will be removed from the site and trucked from the site. f. COULD EROSION OCCUR AS A RESULT OF CLEARING, CONSTRUCTION OR USE?IF SO, GENERALLY DESCRIBE. There will be a temporary water erosion resulting from clearing and grading for roadway. This will be mitigated by proper construction of temporary erosion and sedimentation control facilities. g. ABOUT WHAT PERCENT OF THE SITE WILL BE COVERED WITH IMPERVIOUS SURFACES AFTER PROJECT CONSTRUCTION? 35%-40%of the site area will be covered with impervious surfaces consisting of paved streets, roofs and driveways to serve the individual home. h. PROPOSED MEASURES TO REDUCE OR CONTROL EROSION. OR OTHER IMPACTS TO THE EARTH, IF ANY. An approved temporary erosion and sedimentation control plan will be implemented during construction of the plat improvements.This plan will include typical use of fabric fences, temporary ponds or other drainage features to mitigate potential erosion. Page 3 of 12 2. AIR A. WHAT TYPES OF EMISSIONS TO THE AIR WOULD RESULT FROM THE PROPOSAL DURING CONSTRUCTION AND WHEN THE PROJECT IS COMPLETED?IF ANY, GENERALLY DESCRIBE AND GIVE APPROXIMATE QUANTITIES IS KNOWN. Ultimately there will be 11 single-family residents on the Site. Approximately 110 automobiles will be associated with this development. These emissions will be controlled by present U.S. Environmental Protection Agency emission control regulations. Heating will be primarily by natural gas or electricity. Some of the homes may have fireplaces. These items may contribute smoke,particulate matter and heat to the ambient air.Temporary deterioration will occur during construction due to dust,exhaust emission and smoke from trash burning.These items will be mitigated by sprinkling of streets for dust control, placing required pollutant control devices on equipment and minimal burning. B. ARE THERE ANY OFF-SITE SOURCES OF EMISSIONS OR ODOR THAT MAY AFFECT YOUR PROPOSAL?IF SO, GENERALLY DESCRIBE. During construction,objectionable odors may be encountered with the uncovering of decaying vegetation, street paving and exhaust emissions. C. PROPOSED MEASURES TO REDUCE OR CONTROL EMISSIONS OR OTHER IMPACTS TO AIR, IF ANY: Air emissions noted above may contribute to changes in the air quality in the immediate proximity of the project. 3. WATER A. SURFACE 1) IS THERE ANY SURFACE WATER BODY ON OR IN THE IMMEDIATE VICINITY OF THE SITE?IF YES,DESCRIBE TYPE AND PROVIDE NAMES. IF APPROPRIATE,STATE WHAT STREAM OR RIVER IT FLOWS INTO. No. 2) WILL THE PROJECT REQUIRE ANY WORK OVER, IN OR ADJACENT TO(WITHIN 200 FEET)THE DESCRIBED WATERS?IF YES,DESCRIBE AND ATTACH AVAILABLE PLANS. No. 3) ESTIMATE THE AMOUNT OF FILL AND DREDGE MATERIAL THAT WOULD BE PLACED IN OR REMOVED FROM SURFACE WATER OR WETLANDS AND INDICATE THE AREA OF THE SITE THAT WOULD BE AFFECTED. INDICATE THE SOURCE OF FILL MATERIAL. None Page 4 of 12 4) WILL THE PROPOSAL REQUIRE SURFACE WATER WITHDRAWALS OR DIVERSIONS? GIVE GENERAL DESCRIPTION,PURPOSE AND APPROXIMATE QUANTITIES,IF KNOWN. No 5) DOES THE PROPOSAL LIE WITHIN A 100-YEAR FLOODPLAIN?IF SO, NOTE LOCATION ON THE SITE PLAN: No 6) DOES THE PROPOSAL INVOLVE ANY DISCHARGES OF WASTE MATERIALS TO SURFACE WATERS?IF SO,DESCRIBE THE TYPE OF WASTE AND ANTICIPATED VOLUMES OF DISCHARGE. No B. GROUND 1) WILL GROUND WATER BE WITHDRAWN, OR WILL WATER BE DISCHARGED TO GROUND WATERS?GIVE GENERAL DESCRIPTIONS PURPOSE AND APPROXIMATE QUANTITIES,IF KNOWN. No 2) DESCRIBE WASTE MATERIAL THAT WILL BE DISCHARGED INTO THE GROUND FROM SEPTIC TANKS OR OTHER SOURCES,IF ANY. DESCRIBE THE GENERAL SIZE OF THE SYSTEM,THE NUMBER OF SUCH SYSTEMS,THE NUMBER OF HOUSES TO BE SERVED OR THE NUMBER OF ANIMALS OR HUMANS THE SYSTEM(S)ARE EXPECTED TO SERVE. None C. WATER RUNOFF 1) DESCRIBE THE SOURCE OF RUNOFF(INCLUDING STORM WATER) AND METHOD OF COLLECTION AND DISPOSAL,IF ANY. WHERE WILL THIS WATER FLOW?WILL THIS WATER FLOW INTO OTHER WATERS?IF SO,DESCRIBE. The drainage from the subject property drains as sheet flow from west to east across the site. No appreciable off-site runoff drains into the site.The flow from the site is directed toward the northeast toward the Honey Creek Canyon,approximately 200 to 250 feet from the site.Thence the flow follows Honey Creek for several miles before it reaches Lake Washington. 2) COULD WASTE MATERIAL ENTER GROUND OR SURFACE WATERS?IF SO, GENERALLY DESCRIBE. As in common with urban development,surface water quality will be reduced as urban pollutants (oil,grease, lawn fertilizer,heavy metals)enter surface and ground water more frequently after development. Page 5 of 12 Ground water quality and quantity will also be affected by this development. As pollutants leach into the soil,the quality will be affected. The quantity of ground water will be reduced as the area of impervious surface increase. However,this will not be a significant problem as the Site does not contribute to public water supplies. D. PROPOSED MEASURES TO REDUCE OR CONTROL SURFACE, GROUND AND RUNOFF WATER IMPACTS,IF ANY: Temporary erosion/sedimentation control will be employed during construction to intercept all potential silt laden runoff prior to discharging into natural flow area.This control will remain in effect until the ground cover is re-established and the possibility of erosion is reduced to existing conditions. 4. PLANTS A. CHECK TYPES OF VEGETATION FOUND ON THE SITE: X deciduous trees:alder and maple X evergreen trees: fir X shrubs X grass X pasture crop or grain wet soil plants: cattail,buttercup,bulrush,skunk cabbage. other water plants:water lily,eelgrass,millfoil. other other types of vegetation B. WHAT KIND AND AMOUNT OF VEGETATION WILL BE REMOVED OR ALTERED? Removal of vegetation on site will be limited to construction of the road and single family structures including driveways. C. LIST THREATENED OR ENDANGERED SPECIES KNOWN TO BE ON OR NEAR THE SITE. There are no known unique,rare or endangered species of flora on the Site. D. PROPOSED LANDSCAPING,USE OF NATIVE PLANTS OR OTHER MEASURES TO PRESERVE OR ENHANCE VEGETATION ON THE SITE,IF ANY: Graded areas around future homes will replanted with grass, shnibs and trees common to similar residential developments. 5. ANIMALS A. CIRCLE ANY BIRDS AND ANIMALS WHICH HAVE BEEN OBSERVED ON OR NEAR THE SITE OR ARE KNOWN TO BE ON OR NEAR THE SITE: birds: songbirds mammals: small mammals fish: n/a Page 6 of 12 B. LIST ANY THREATENED OR ENDANGERED SPECIES KNOWN TO BE ON OR NEAR THE SITE. None C. IS THE SITE PART OF A MIGRATION ROUTE?IF SO,EXPLAIN. The site is not known to be a part of migration route. D. PROPOSED MEASURES TO PRESERVE OR ENHANCE WILDLIFE,IF ANY: None 6. ENERGY AND NATURAL RESOURCES A. WHAT KINDS OF ENERGY WILL BE USED TO MEET THE COMPLETED PROJECTS ENERGY NEEDS?DESCRIBE WHETHER IT WILL BE USED FOR HEATING,MANUFACTURING,ETC. Electricity and natural gas to meet the energy needs will serve the site. B. WOULD YOUR PROJECT AFFECT THE POTENTIAL USE OF SOLAR ENERGY BY ADJACENT PROPERTIES?IF SO, GENERALLY DESCRIBE. No C. WHAT KINDS OF ENERGY CONSERVATION FEATURES ARE INCLUDED IN THE PLANS OF THIS PROPOSAL?LIST OTHER PROPOSED MEASURES TO REDUCE OR CONTROL ENERGY IMPACTS,IF ANY: Building codes for residential development and construction will be implemented,and energy conservation material will be encouraged. 7. ENVIRONMENTAL HEALTH A. ARE THERE ANY ENVIRONMENTAL HEALTH HAZARDS, INCLUDING EXPOSURE TO TOXIC CHEMICALS,RISK OF FIRE AND EXPLOSION, SPILL,OR HAZARDOUS WASTE,THAT COULD OCCUR AS A RESULT OF THIS PROPOSAL?IF SO,DESCRIBE. No. 1) DESCRIBE SPECIAL EMERGENCY SERVICES THAT MIGHT BE REQUIRED. N/A 2) PROPOSE MEASURES TO REDUCE OR CONTROL ENVIRONMENTAL HEALTH HAZARDS, IF ANY: N/A Page 7 of 12 B. NOISE I) WHAT TYPES OF NOISE EXIST IN THE AREA WHICH MAY AFFECT YOUR PROJECT? The most frequent source of noise on the site is vehicular traffic originating from NE 176'Street situated along the south east side of the site. 2) WHAT TYPE AND LEVELS OF NOISE WOULD BE CREATED BY OR ASSOCIATED WITH THE PROJECT ON A SHORT-TERM OR A LONG-TERM BASIS?INDICATE WHAT HOURS NOISE WOULD COME FROM THE SITE. Construction activities on the site will temporarily increase the noise levels. The completed project would result in a slight increase in ambient noise levels in the vicinity. Limited construction activities on site to daylight hours during weekdays only. 3) PROPOSED MEASURES TO REDUCE OR CONTROL NOISE IMPACTS, IF ANY. No unusual noise levels will be anticipated. 8. LAND AND SHORELINE USES A. WHAT IS THE CURRENT USE OF THE SITE AND ADJACENT PROPERTIES? The site is currently vacant.Except for a new house is being built on proposed Lot 10,under a separate permit. B. HAS THE SITE BEEN USED FOR AGRICULTURE?IF SO,DESCRIBE. No C. DESCRIBE ANY STRUCTURES ON THE SITE. There are no structures on the site.However,there is new house is being built on proposed Lot 10 under a separate permit. D. WILL ANY STRUCTURES BE DEMOLISHED?IF SO, WHAT? No E. WHAT IS THE CURRENT ZONING CLASSIFICATION OF THE SITE? R-8 F. WHAT IS THE CURRENT COMPREHENSIVE PLAN DESIGNATION OF THE SITE. The City Comprehensive Plan designates the site as single family with maximum of 8 units per acre. G. IF APPLICABLE, WHAT IS THE CURRENT SHORELINE MASTER PROGRAM DESIGNATION OF THE SITE? N/A Page 8 of 12 H. HAS ANY PART OF THE SITE BEEN CLASSIFIED AS AN"ENVIRONMENTALLY SENSITIVE " AREA, IF SO, SPECIFY. No 1. APPROXIMATELY HOW MANY PEOPLE WOULD RESIDE OR WORK IN THE COMPLETED PROJECT? The development of 11 lots will increase the population to approximately 22-24 people. J. APPROXIMATELY HOW MANY PEOPLE WOULD THE COMPLETED PROJECT DISPLACE? None K. PROPOSED MEASURES TO AVOID OR REDUCE DISPLACEMENT IMPACTS, IF ANY: N/A L. PROPOSED MEASURES TO ENSURE THE PROPOSAL IS COMPATIBLE WITH EXISTING AND PROJECTED LAND USES AND PLANS, IF ANY: The project is compatible with existing land uses and the proposed lots are consistent with current zoning. 9. HOUSING A. APPROXIMATELY HOW MANY UNITS WOULD BE PROVIDED, IF ANY?INDICATE WHETHER HIGH,MIDDLE OR LOW-INCOME HOUSING. 11 new single family homes will be built for a middle income housing. B. APPROXIMATELY HOW MANY UNITS, IF ANY, WOULD BE ELIMINATED?INDICATE WHETHER HIGH,MIDDLE,OR LOW-INCOME HOUSING. None C. PROPOSED MEASURES TO REDUCE OR CONTROL HOUSING IMPACTS, IF ANY: None 10. AESTHETICS A. WHAT IS THE TALLEST HEIGHT OF ANY PROPOSED STRUCTURE(S),NOT INCLUDING ANTENNAS? WHAT IS THE PRINCIPAL EXTERIOR BUILDING MATERIAL(S)PROPOSED? 11 single-family homes will be built.Height limitation will conform to the City building codes. B. WHAT VIEWS IN THE IMMEDIATE VICINITY WOULD BE ALTERED OR OBSTRUCTED? None Page 9 of 12 C. PROPOSED MEASURES TO REDUCE OR CONTROL AESTHETIC IMPACTS,IF ANY: None 11. LIGHT AND GLARE A. WHAT TYPE OF LIGHT OR GLARE WILL THE PROPOSAL PRODUCE?WHAT TIME OF DAY WOULD IT MAINLY OCCUR? Street,homes,automobiles and yard lights will increase light and glare in the area upon completion of the project. Illumination would occur during night time. B. COULD LIGHT OR GLARE FROM THE FINISHED PROJECT BE A SAFETY HAZARD OR INTERFERE WITH VIEWS? No C. WHAT EXISTING OFF-SITE SOURCES OF LIGHT OR GLARE MAY AFFECT YOU PROPOSAL. None D. PROPOSED MEASURES TO REDUCE OR CONTROL LIGHT AND GLARE IMPACTS, IF ANY: None 12. RECREATION A. WHAT DESIGNATED AND INFORMAL RECREATIONAL OPPORTUNITIES ARE IN THE IMMEDIATE VICINITY? Gene Coulon Memorial Park west of the site and within a mile and half from the site.May Creek Park north of the site and within a mile from the site B. WOULD THE PROPOSED PROJECT DISPLACE ANY EXISTING RECREATIONAL USES?IF SO, DESCRIBE. No C. PROPOSED MEASURES TO REDUCE OR CONTROL IMPACTS ON RECREATION, INCLUDING RECREATION OPPORTUNITIES TO BE PROVIDED BY THE PROJECT OR APPLICANT,IF ANY: None 13. HISTORIC AND CULTURAL PRESERVATION A. ARE THEY ANY PLACES OR OBJECTS LISTED ON,OR PROPOSED FOR, NATIONAL, STATE OR LOCAL PRESERVATION REGISTER KNOWN TO BE ON OR NEXT TO THE SITE?IF SO, GENERALLY DESCRIBE. No Page 10 of 12 B. GENERALLY DESCRIBE ANY LANDMARKS OR EVIDENCE OF HISTORIC, ARCHAEOLOGICAL, SCIENTIFIC OR CULTURAL IMPORTANCE KNOWN TO BE ON OR NEXT TO THE SITE. None C. PROPOSED MEASURES TO REDUCE OR CONTROL IMPACTS, IF ANY. N;'A 14. TRANSPORTATION A. IDENTIFY PUBLIC STREET AND HIGHWAYS SERVING THE SITE,AND DESCRIBE PROPOSED ACCESS TO THE EXISTING STREET SYSTEM. SHOW ON SITE PLANS, IF ANY: There will be a short public street terminating with a cul-de-sac will be constructed. Street designation is Monroe Court NE.The new street will connect with existing NE 17th Street.The new access street will be built in accordance with the City's street standards. B. IS SITE CURRENTLY SERVED BY PUBLIC TRANSIT?IF NOT,WHAT IS THE APPROXIMATE DISTANCE TO THE NEAREST TRANSIT STOP. Metro Buses 240 serve the area at Sunset Blvd(SR 900).The bus service is within few blocks from the site. C. HOW MANY PARKING SPACES WOULD THE COMPLETED PROJECT HAVE?HOW MANY WOULD IT ELIMINATE? On-site parking will be provided as each lot is developed. D. WILL THE PROPOSAL REQUIRE ANY NEW ROADS OR STREETS,OR IMPROVEMENTS TO EXISTING ROADS OR STREETS,NOT INCLUDING DRIVEWAYS?IF SO, GENERALLY DESCRIBE. Yes. A short public street,Monroe Court NE,terminating with a cul—de-sac will be built to provide access to nine of the proposed lots. Lot 10 on the east will access through an existing access easement siutated east of the site and connects to NE 17th Street a major block east of the main entrance to the proposed development.The streets will be built in accordance with the City of Renton Street Standards. E. WILL THE PROJECT USE WATER,RAIL OR AIR TRANSPORTATION?IF SO,GENERALLY DESCRIBE. No. F. HOW MANY VEHICULAR TRIPS PER DAY WOULD BE GENERATED BY THE COMPLETED PROJECT?IF KNOWN, INDICATE WHEN PEAK VOLUMES WOULD OCCUR. Assuming 10 ADT per single family dwelling,the project will generate approximately 110 trips per day based on peak hour volumes.The peak volumes will occur during the morning and afternoon commuting hours Page 11 of 12 G. PROPOSED MEASURES TO REDUCE OR CONTROL TRANSPORTATION IMPACTS,IF ANY: None. Traffic condition on adjacent streets are operating at adequate level. 15. PUBLIC SERVICES A. WOULD THE PROJECT RESULT IN AN INCREASED NEED FOR PUBLIC SERVICES?IF SO, GENERALLY DESCRIBE. The addition of 11 new residences will be insignificant impact on existing public services. B. PROPOSED MEASURES TO REDUCE OR CONTROL DIRECT IMPACTS ON PUBLIC SERVICES, IF ANY: None 16. UTILITIES A. INDICATE UTILITIES CURRENTLY AVAILABLE AT THE SITE: Electricity,natural gas,water,sanitary sewer,refuse service,telephone. B. DESCRIBE THE UTILITIES THAT ARE PROPOSED FOR THE PROJECT,THE UTILITY PROVIDING THE SERVICE AND THE GENERAL CONSTRUCTION ACTIVITIES ON THE SITE OR IN THE IMMEDIATE VICINITY WHICH MIGHT BE NEEDED. Power&Telephone are available to the Site from adjacent road serving the Site.Puget Sound Energy will provide services to the Site.Telephone services to the project Site will be provided by US West Communication. The water and sanitary sewer systems will be provided by the developer for the Site.These systems will be built according to the City of Renton standards and specifications. A storm water drainage system will be constructed as required by the City of Renton. Surface water will be designed in accordance with 1990 King County Surface Water Manual. C. SIGNATURE The above answers are true and complete to the best my knowledge. I understand that the lead agency is relying on them to make its decisio ,. •cc..i Agen for the App scant Date Submitted O L Page 12 of 12 LEVEL 1 ANALYSIS FOR ELLE RAIN PLACE PRELIMINARY PLAT RENTON, WASHINGTON FILE NO. 719-010-002om 0 °z z z PREPARED BY TOUMA ENGINEERS 6632 SOUTH 191ST PLACE, SUITE E-102 KENT, WA. 98032 (425) 251-0665 March , 2002 f4 ":)k -"; • CI ra ni1' 344 ,41 1 1 SjONAL EXPIRES 7/12/02 7191 O-Prel-Plat.doc I. PROJECT OVERVIEW The subject property involved in this plat covers an area of approximately 1.78 acres. The property is situated in the north end of the City, to the South of Honey Creek. The site is bounded on the west by a power transmission line easement and on the South and East by existing residential lots along NE 17th Place.Access to the property is made from NE 17t Place via a cul-de-sac that would serve the proposed single lots. The project area is hilly with average slope of 20%, except for small areas of the property where slopes ranges from 30-45%. At the uphill area the slope is flat. The development falls within one basin. The surface water is directed to the NE toward the Honey Creek canyon. The surface runoff from the site will be directed through smooth lined CPE pipes to an under-ground system for water quality treatment and peak flow control. The system outflow will be controlled and released to follow natural flow and will involve a dispersion trench. The soil type of the site is Alderwood AgD and Arents/Alderwood AmC, glacial till. Existing groundcover consists mainly of forest, except for the existing residential properties along NE 17th Pl. The proposed plat will have 11 lots with lot sizes averaging 5430 square feet, ranging from 8959 sf. to 4519 sf. The plat improvements will be designed to City of Renton Standards and requirements for streets, storm, sewer, water and streetlights. See the figures on following pages: 7191 O-Prel-Plat.doc L . , n--- . 626 ---, .,.,a. .111111211114,1111WIIMILI.. 1.11111Miee.roray,itt;,LIAPRIPROICIVIIII ,—IINNI 4- 447 a v)1..,'"g.,4136 4'1 •.- s 4,f ",k, „, ..,,,, , • , ". ,..i, .....,,.. i P.,-6'. V, ,:••••,,,t,.. 86+ - 4 A: -* -4, +'• • -----141itza.r':)1:.t,n, --,7' ,s• pi N ,..,t- •1('m Ilift'sr' F -ni,gi,7-'I G 'i,r ,„, , SE 701E1 u ex , 4z 41ST, ' ,4 -,*,,,T-:14,,,,,:::!:;;;,•::::•., ,; , . z .,1 SE 72ND g__ --'SE o • --. list '6; ,!-,,),) . , ' . • '' ' . • 1 100 . IF lor ,Se E.1 !•s-1 S E_22.P.0 ,,s, 1,,, At. , e7•=t GoLF,, ,,,,,,,,,;-, ,„..- . ,, • .$ - .r.-t. „.1 ,+..v. - i„,s 4 sr , A: I1) — 29 ->o" Vi ST st , c, e. 4 s ›..1,•?. g- „, .. 8 1W %EH PJ,_N 5E.io ,..- 4. 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' . , ... .........1 ..„ , \ a. ..,, 4 c • • , .. t'", - . ' t . .. `.,-.44, t. .-.,It•11.14/. 'To g , .0, , 4 .. i, 1%, ,,• ,....,.k,,,., . ' I. V- Nit:y:1 i': ' ,, .. 1 • ', !,),*. _ t.4'1i--17,, \ 1 ..,..4,,... II '........... ., .4:6:41 or- , t„,--4.4./.....A..** t ' i ":'• ,% ''11111111111111401p.Aft% 1114-1...''' " , -, • , . r•,-1, L . ' ,,.1 t, , , , ,,. , I , ., ,,,„..'l j'. • ,,' it.*,. ,;,,C,," '',' ',.% ''p ,,•,,c! ,. ' all g Illirkil t, 1 ' 1:=1 ono .4.•.,..- 1 I " • .• 4s- c't' ..,- , lint,, 3. 4 4 4,p,‘ 1 Li 65\rLiT, r - -: , lel • _ 49& %IX j.., j ' ' ' ',r• ' ',.,tir '.: 1 r -0 II [II Di // n 1,1 0 cri:D moft - N,N u i *N , 1 it 4 , 1 -. , 1A1 ' • j---ti: likki N . U 1.<1 CI 1P NMI Ilki 1 .,.., 4bk,n _-..s. ......-579x 1 ..J _, , . . . . , k \ \— _397 T vErc— x ....DR. \ --- la ILI $ .-• _-- ... --- > > ---4-0T) ‘1 * 1 Iii w I I to ap 1 all I I I I I 1 '''.__. I 1 \it'cl) I I 1-L,,.. . it, III- ) 1 Z 0 0 I I I ---_—I i--------. I I I i 'I I ri ,,, .--- (:2 //'.-------- F.Tf_ri, ri El x c)\ ') 1 TREES L____ , \ I fo'N,1) ri -N Nam, TL 35 ipc_TF6,7 'u j'WA a � �{ VAtS4T.PROPERTY AREA r.7s•v. GOMM 14?.111 r a �� LOT COVER T 37•4.aIe ; i , �1` g \ vacwosN LOT 77,53e sq. asw & as>w \ FOOTPRINT- i,480•q.R. ' 2• i� CANE/WALK= 1,19f Dq.R. ` TOTAL IMPERVIOUS-267E j`+y�J i 7� r �n' 4 ---'° ='�`' , 1;' ' �'''•'• 1 pt � ) 435.7' PERCENT LOT COVERAGE.,t3.41 Aar _,► ` :>. '/S@i't,ermr S NI Mr '' 'TRW rpvt< 1.071. • s _� as L__ I \ / aas w MII ++o'!' rtN PARCEL A \ It • i i', Y P11w}I S� iss. 1 . `Q, t `` Fos • � ..,e. RT anrepa I 1 \ x 401)* 11 • Tf '`Di00r---- �i�r1 1 - 3100 \ QQ!� y t r tom, -------7 rim - +2"E--• 1 ��; - }.q3 rails• ' Bat.e.. 1 , \\ y'—rj �K 5 � 'S[ _ 1 > v 1 n ' ., ` /Itr. 1 ass "A r `�w fit{ „peril' - k •v.� - 7OF: , ' ►F4 6.`` • �r�a6rfiv 5- af�arl' • A See L II 1 _ f saeros six r,MOM I 1 Quay LOT 1 I I 1 t i -� ( a�"wg i r °" LOT 3 L01 4 .; LOT 5 hl� HONEY CREEK PARK 011 r4• _ ' I L_ — / ',m�D.000 5w HONEY CREEK PARR a�NW ohm �` 17. 36 I L NV EL.,!].m COICN I~ I I f $Z' ) _.x • NV Q-.AI.D/'d'OM au Delta. Cum mc0 j -�*- ale■ — 1 , I,/ OWE BASIN-2re°Ot---_ --- ,� �nj�7 nilam' — i orii fwn0 n_— .�.� ; ' l II. PRELIMINARY CONDITIONS SUMMARY CORE REQUIREMENT#1: DISCHARGE AT NATURAL LOCATION The allowable outflow from the site will be discharged to its natural location. The Level I flow control is calculated to match the developed peak discharge rates to the existing site condition peak discharge rates for the 2-year and 10-year return periods. CORE REQUIREMENTS #2: OFF-SITE ANALYSIS Refer to off-site analysis on subsequent pages. CORE REQUIREMENTS #3: FLOW CONTROL Preliminary calculations are provided on subsequent pages addressing runoff rate. The sizing for detention and runoff control facility and its routing calculations are included in this report. CORE REQUIREMENTS #4: CONVEYANCE SYSTEM The conveyance system will be designed using the rational method as presented in the King County 1998 SWM Manual. Refer to the "Analysis of Conveyance Pipes"calculation provided under this item. Based on the topography of the site we anticipate pipe slopes to be equal or greater than 1.0 %. The 100-year developed peak flow for the site was calculated at 0.725cfs. The capacity of a 12-inch pipe with 1.0%slope is able to handle 3.87 cfs. King County Surface Water Design Manual 1998 requires to the conveyance pipes to be designed based on 25-year storm. CORE REQUIREMENTS #5: EROSION/SEDIMENTATION CONTROL PLAN The Erosion/Sedimentation control facilities will consist of filter fabric fences to be placed along the northeast and northwest boundary of the site. Temporary Erosion and Sedimentation ponds will be considered for water quality control during construction of plat improvements. CORE REQUIREMENTS #6: MAINTENANCE AND OPERATION N/A CORE REQUIREMENTS #7: FINANCIAL GUARANTEES AND LIABILITY N/A CORE REQUIREMENTS #8 WATER QUALITY The water quality facility proposed for this project consists of a wet-vault. 71 91 0-Prel-Plat.doc SWM SPECIAL REQUIREMENTS Special Requirements#1: Adopted Area Specific Requirements. The site falls within the Honey Creek Drainage Basin. Special Requirements#2: Delineation of the 100-yr Flood Plain. Special Requirements#3: Flood Protection Facilities. Special Requirements #4: Source Control. Special Requirements#5: Oil Control 71 91 0-Prel-Plat.doc III OFF-SITE ANALYSIS 1. UPSTREAM The site is the situated near the upstream end of a 2.18 acre drainage basin. The only basin area upstream of the site consists of two residential lots. The total upstream area that runs on to the site equals 0.40 acre. All surface run-off is routed to the storm water detention facility. 2. DOWNSTREAM Surface runoff from the site is directed to the northeast. The detained and treated site outflow would disperse down the forested hill to the middle reach of Honey Creek. Thence Honey Creek flows 4000 feet to the Northwest,where it merges into May Creek. Eventually, May Creek discharges into Lake Washington. 71 91 0-Prel-Plat.doc IV. FLOW CONTROL AND WATER QUALITY FACILITY ANALYSIS AND DESIGN WATER QUALITY : The Wet-storage volume for a basic water quality treatment is 3 times the volume of the mean annual runoff hydrograph. R : Total rainfall of the mean annual storm=0.47"—See diagram on next page Atg : grassed till area= 54770 sf Ai : impervious area= 41171 sf Vr : mean annual storm volume Vb : wetpond volume Vr=( 0.9*Ai + 0.25*Atg) * R/12 = 1988 cf Vb= 3*Vr=5963 cf (see annual rainfall diagram below) STORM WATER PEAK FLOW CONTROL: Refer to the following calculations. 71910-Prel-Plat_doc 6.4.1 WETTONDS—BASIC AND LARGE—METHODS OF ANALYSIS FIGURE 6.4.1.A PRECIPITATION FOR MEAN ANNUAL STORM IN INCHES (FEET) ST 1.0/ LA 1.2 ST 1.1 I t 'ST 1 0 4 j LA 0.8 LA. 0.9 LA.,1N.0„ -c-- çif �I tl r1 , ^I t --u 4cw�4 i. fvf� / k::D 1 l 1 n'I i r.t 4 l ' i ` [ ' f •''. ` 1 " t Is '4 / Iitw r .' // . I `` / ',' :L, I A':� , i; Y `� ,:resel� r II r i __ `' YA, ji, ti e L L`r '', A tt3S G� '`/' 0'T.V o O ; rl i....`ram._._. - \ ttLL)) A. f•�ikO ._. �r ' t'.� r a ti a i r-,i, 11• 1;,' - s 4' '- G. Ali `, .-, ' f` �l'4(oi VV u s \ wG //,,,,, ) .1' /-- "\-) B '77 ' �ur .- 0.47" �• , (0.039' ) \ C. Incorporated Area ' , r--1 River/Lake 0.4 7" \__,__A 1 Major Road (0.039') 0.52" ,'' .�7—/ \ (0.043' 0.65" NOTE:Areas east of the eastemmost isopluvial should use 0.65 0.56" (0.054' ) inches unless rainfall data is available for the location of interest (0.047' ) 24 The mean annual storm is a conceptual storm found by dividing the annual precipitation by the total number of storm events per year result,generates large amounts of runoff. For this application, till soil types include Buckley and bedrock soils,and alluvial and outwash soils that have a seasonally high water table or are underlain at a shallow depth(less than 5 feet)by glacial till. U.S. Soil Conservation Service(SCS) hydrologic soil groups that are classified as till soils include a few B,most C,and all D soils. See Chapter 3 for classification of specific SCS soil types. 1998 Surface Water Design Manual ` 9/1/98 6-69 SECTION 3.2 RUNOFF COMPUTAI,.,AND ANALYSIS METHODS FIGURE 3.2.2.A RAINFALL REGIONS AND REGIONAL SCALE FACTORS ST 1.0/ ST1.1 ST1.0 LA0.8 LA0.9 LA1.0 LA 1.2 11010MI/4 COUNTY 1. OTNf. NVKt, M KINe COUR ' ;1 / f 32. ti--••� r'. M ^. • Jam. \.: . Ili 5 . ', ,� '!` �� 1 f(1 / , ,RE ONO''' f. ''4'.4''!.?..,,fiti/ /,'''/4 . ' "f. ' :01 1 ' . /1'_,-: ti, c d . r...7.1 cii.,A " ' /' ELLEVJE 4 111110riElltglitili t II. f . / , g, '-, , _ go . Y ,„ �" 4 it 6 TtLE/` •l i - ': c.+ nn tbi,irooaww '`' Itit' f A � ,, 1 w�fnu perp F ,.. w.t �.,E v, `S T1.AC) 1'', ..�__.. t: IERINION /` �, LANDSBURG � vow �Xt'' o ; ‘-' 'J o \iLk t I ilk • ,A killik �O¢� i re p.i R. did f ` / 7.T �; } ENT cl 1'b #'Sj �` y r Pi-$.' '', ' / . )y: ir‘" d . „ 11 \ V e/ �. \ ,1 ,,, 7 ',''.3t014,:.. ..„,/,,,,v,,, -, ..__ /.. 1 //,.. 14 TON i pig. JK/NO'COUNTY PIERCE COUNTYN. -41 ' - ST1.0 4 .. Rainf I i ST 1.0/ � -�w, .. al Regions and LA o.s Regional Scale Factors LA 0.9 �' _. Incorporated Area LA1.0 • LA1.2 -..ems River/Lake Major Road 9/1/98 1998 Surface Water Design Manual 3-22 SQUARE FEET: LOT AREA LOT IMP 1 4700 2000 2 4639 2000 3 6141 2000 4 4704 2000 5 4551 2000 6 4543 2000 7 6070 2000 8 4519 2000 9 5247 2000 10 8959 2000 11 5700 2200 tolal roof&driveways 22200 average lot area 5434 TRACT 3735 PAVING 10972 WALK 3159 U/S lots - 4000 offsite drivewEly lot 10 840 AREA SUMMARY SF AC TOTAL PROF'ERTY 77584 1.78 TOTAL BASIN 95941 2.20 TOTAL U/S 18357 0.42 predeveloped developed SF AC TOTAL IMP. 41171 0.95 IMP. 6200 0.14 TOTAL GRA:,S 54770 1.26 GRASS 18697 0.43 TOTAL 95941 2.20 FOREST 71044 1.63 TOTAL 95941 2.20 71910AREAS.xls KCRTS Command CREATE a new Time Series Production of Runoff Time Series Project Location : Sea-Tac r Computing Series : 71910ex.tsf �' �, f ; / 1r Regional Scale Factor : 1.00 Data Type : Reduced Creating Hourly Time Series File Loading Time Series File:C: \KC_SWDM\KCRTS \STTF6OR.rnf . Till Forest 1. 63 acres Loading Time Series File:C:\KC_SWDM\KCRTS \STTG6OR.rnf . Till Grass 0.43 acres Loading Time Series File:C:\KC_SWDM\KCRTS \STEI6OR.rnf . Impervious 0.14 acres Total Area : 2.20 acres Peak Discharge: 0.274 CFS at 6:00 on Jan 9 in Year 8 Storing Time Series File:71910ex.tsf . Time Series Computed KCRTS Command CREATE a new Time Series Production of Runoff Time Series Project Location : Sea-Tac / Computing Series : 71910dv.tsf O'l c� f`( + a',.� - 44 l Regional Scale Factor : 1.00 Data Type : Reduced Creating Hourly Time Series File Loading Time Series File:C:\KC_SWDM\KCRTS \STTG6OR.rnf . Till Grass 1.26 acres Loading Time Series File:C:\KC_SWDM\KCRTS \STEI6OR.rnf . Impervious 0.95 acres Total Area : 2.21 acres Peak Discharge: 0.715 CFS at 6:00 on Jan 9 in Year 8 Storing Time Series File:71910dv.tsf . Time Series Computed KCRTS Command eXit KCRTS Program Flow Frequency Analysis Time Series File:71910ex.tsf tore'`� � � Project Location:Sea-Tac ' i 1 ---Annual Peak Flow Rates--- Flow Frequency Analysis Flow Rate Rank Time of Peak - - Peaks - - Rank Return Prob (CFS) (CFS) Period 0.161 2 2/09/01 15:00 0.274 1 100.00 0.990 0.076 7 1/05/02 16:00 0.161 2 25.00 0. 960 0. 156 3 2/28/03 3:00 0.156 3 10.00 0. 900 0.043 8 8/26/04 2:00 0.148 4 5.00 0.800 0.088 6 1/05/05 8:00 0.133 5 3.00 0. 667 0. 148 4 1/18/06 16:00 0.088 6 2.00 0.500 0. 133 5 11/24/06 4:00 0.076 7 1.30 0.231 0.274 1 1/09/08 6:00 0.043 8 1.10 0.091 Computed Peaks 0.236 50.00 0.980 Flow Frequency Analysis Time Series File:71910dv.tsf / 0Project Location:Sea-Tac i^ i '4' / r' , / #60 :- ''P ---Annual Peak Flow Rates--- Flow Frequency Analysis Flow Rate Rank Time of Peak - - Peaks - - Rank Return Prob (CFS) (CFS) Period 0.343 5 2/09/01 2:00 0.715 1 100.00 0. 990 0.260 7 1/05/02 16:00 0.416 2 25.00 0. 960 0.416 2 2/27/03 7:00 0.377 3 10.00 0. 900 0.260 8 8/26/04 2:00 0.362 4 5.00 0.800 0.318 6 10/28/04 16:00 0.343 5 3.00 0.667 0.362 4 1/18/06 16:00 0.318 6 2.00 0.500 0.377 3 10/26/06 0:00 0.260 7 1.30 0.231 0.715 1 1/09/08 6:00 0.260 8 1.10 0.091 Computed Peaks 0.616 50.00 0.980 71910VALT2.doc Retention/Detention Facility Type of Facility: Detention Vault Facility Length: 38.70 ft Facility Width: 38.70 ft Facility Area: 1498. sq. ft Effective Storage Depth: 6.00 ft Stage 0 Elevation: 0.00 ft Storage Volume: 8988. cu. ft Riser Head: 6.00 ft Riser Diameter: 12.00 inches Number of orifices: 2 Full Head Pipe Orifice # Height Diameter Discharge Diameter (ft) (in) (CFS) (in) 1 0.00 1.33 0.117 2 3.55 0.96 0.039 4.0 Top Notch Weir: None Outflow Rating Curve: None Inflow/Outflow Analysis Peak Inflow Discharge: 0.715 CFS at 6:00 on Jan 9 in Year 8 Peak Outflow Discharge: 0. 618 CFS at 9:00 on Jan 9 in Year 8 Peak Reservoir Stage: 6.13 Ft Peak Reservoir Elev: 6.13 Ft Peak Reservoir Storage: 9179. Cu-Ft 0.211 Ac-Ft Flow Frequency Analysis Time Series File:rdout.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--- Flow Frequency Analysis Flow Rate Rank Time of Peak - - Peaks - - Rank Return Prob (CFS) (CFS) (ft) Period 0.242 2 2/09/01 16:00 0.618 6.13 1 100.00 0. 990 0.067 7 1/06/02 6:00 0.242 6.03 2 25.00 0.960 0.134 5 2/28/03 7:00 0.156 5.99 3 10.00 0.900 0.060 8 8/24/04 0:00 0.151 5.76 4 5.00 0.800 0.090 6 1/05/05 14:00 0.134 4.86 5 3.00 0.667 0.151 4 1/18/06 22:00 0.090 3.55 6 2.00 0.500 0.156 3 11/24/06 7:00 0.067 1.98 7 1.30 0.231 0.618 1 1/09/08 9:00 0.060 1.57 8 1.10 0.091 Computed Peaks 0.493 6. 10 50.00 0.980 Return Period 2 5 10 20 50 100 10o rdout.pks in Sea-Tac • RDOUT.pks • 71910EX.pks • • R • • • ti • U a) 10-i — • o0 t • - • • to- • 10-2 1 2 5 10 20 30 40 50 60 70 80 90 95 98 99 Cumulative Probability V. CONVEYANCE SYSTEM ANALYSIS AND DESIGN The capacity of the storm water sewer is estimated with a full-flow manning's equation calculation for a preliminary evaluation. We intend to use smooth wall CPE pipe, commonly designated as N-12 pipe. Note that the 100 yr. peak flow is 0.724 cfs. per KCRTS with hourly timesteps. Refer to the following calculations FULL FLOW, SO THAT R =A/P= D/4 n L(ft) S D (ft) R v(fps) A(sf) Q (cfs) — — 0.012 57 0.01 1 0.25 4.93 0.79 3.87 smooth wall 0.024 57 0.01 1 0.25 2.46 0.79 1.94 single wall 71910-Prel-Plat.doc FILEII FOR RECORD AT REQUEST L t-001-90 OFFICE OF THE CITY CLERK ECF-053-90 V RENT)N MUNICIPAL BLDG.20011I1.1 AVE.S0. DECLARATION OF RESTRICTIVE COVENANT 1 " 1)N,WA 98055 LAKERIDGE DEVELOPMENT,INC.,their heirs,successors or assigns,for and in consideration of annexation to the CITY OF RENTON an undeveloped portion of ALBERT BALCH'S SIERRA HEIGHTS No.5,do declare end covenant that: The Improvement of existing platted lots wlihin ALBERT BALCH'S SIERRA HEIGHTS No,5 shall conform to Title IV-Building Regulations,Chapter t2•Subdivislon Ordinance and amendments, and other City of Renton Ordinances In force at the time application for Improvements Is made. The conformance to City of Renton standards includes, but Is not limited to, roadway Improvements,utilities,storm drainage,fire and safety vehicle access and other aspects of plat Improvement,construction and zoning. LEGAL DESCRIPTION OF SUBJECT PROPERTY: • That portion of the southwest quarter of the northeast quarter of Section 4,Township 23 North, • Range 5 East,W.M,,King County,Washington,lying west of the following described line: Commencing at the northwest corner of said southwest quarter,thence east,along the north line thereof,to a point on the northerly extension of the east line of Block'A',Albert Belch's 1 Sierra Heights No.5,according to the plat thereof recorded In Volume 65 of Plate,Pages 30 and 31,Records of King County,Washington and to the true point of beginning;thence southerly, . along said northerly extension and along the east line of Blocks'A'and'E',to the southeast .O corner of Lot 3, said Block 'E'; thence westerly along the south line of said lot 3, to the a` southwest corner thereof;thence southerly,along the west line of said Block'E'to the east line Oo1 the southwest quarter of the southwest quarter of the northeast quarter of said Section 4: — thence south, along sad east line, to the southeast comer of the southwest quarter of the O southwest quarter of the northeast quarter of said Section 4 and to the terminus of said — described tine. • 0' Together with the northwest quarter of the northwest quarter of the southeast quarter of said Section 4,end Together with the southwest quarter of the northwest quarter of the southeast quarter of said Section 4,except the south 440.00 feet thereof,and Together with the west hall of the southeast quarter of the northwest quarter of the southeast quarter of said Section 4,except the south 440.00 feet thereof,and Together with the east half of the southeast quarter of the northwest quarter of the southeast quarter of said Section 4,end C: Together with the west half of the southwest quarter of the northeast quarter of the cgtt eat re quarter of said Section 4,end -'- n Together with the south 15.00 feet of the west half of the northwest quarter of the'notiheast a quarter of the southeast quarter of said Section 4,and _ __ 1 Together with the west 210.00 feet of the east 555.64 feet of the south 392.70 feet of the'norttr o 785.40 foal of the northeast quarter of the northwest quarter of sold Section 4. = _ =r t \ 93,07,74 �O964 10 RECD F 5.CO Wm.Wayne ne ,Jr. RFCFEE 2.oCo President,Laker i o D "lopment,Inc. CRSHSL ww,a.'.00 SS . �Si/ STATE OF WASHINGTON ) C if se. M A COUNTY OF KIA1J(Y SUB RIBED AND)SWORN to be before me, a Notary P ic,In and io)the State of Washington, 4pi p 9� �ti vIii r�SfdM A t/h,,,, on the p day of LYi}►tx5 G� 19 gG. I� ?k•cL„, �O t roN-•-•''''''''''' ,ik 2 tiff 4:0't 4.7 Notary( bIE • rile. / rrreur,.a ?aYlyi{" . ;; T 1: YF g' #r u �7.,;.�y`'?«+a:�,o ,.3t, .,,1 .� :tx,.. "��:ae.`„�`'Ko":)+",,fsi- drJ'r '� ..,� s�j- ya , r.,,.. .,'s 1 I''- J CL.1' -' •it T ,P�rt�rt fir, { Ir. -�..- ."""'- yy :t4 7 i! 71:'".• hit r 4 ii i t et c,'•1, fit. :rl4r T rat t r t * ! ,� Ll1:!,� Y { p'li`:Il:0t!'� J.1: T i.`� , ,tl l' J { r ,. .,J. c,:na',lY.iiy1l 4Ciz. ,t.SW2.. ......-Va.' _. ._._.._ _ _ .._�... --a iz.._._:-..----._. :•_::�.v�.-._.:�...e....r..-._�._-�: ...:_.-------- • ® ' • • • • • • • •1 t t i ACCESS&UTILITIES EASEMENT j L I This Access and Utilities Easement (the "Easement"), is made and entered into this .2-31'.>°_ day of November, 1996, by and between SHAWN O'NEIL AND BONNIE O'NEIL,husband and wife("Grantor"),and JON TELLEFSON AND CORINA TELLEFSON, - husband and wife("Grantee"). it 1. RECITALS A. Grantor owns certain property legally described on attached Exhibit A hereto as "Parcel B"(the"Grantor's Parcel"). B. Grantee owns certain property legally described on attached Exhibit A hereto as "Parcel A(the"Grantee's Parcel"). • C. Grantor desires to grant to Grantee,and Grantee desires to receive from Grantor,an 41 casement over a portion of the Grantor's Parcel(the"Easement Parcel"), for the benefit of the • Grantee's Parcel, for the purpose of ingress,egress and utilities. The Easement Parcel is legally described on Exhibit A as part of the legal description of Parcel A for the benefit of Parcel A. .1 , D. Exhibit A attached hereto,which consists of two pages,has already been recorded • 'itin the official records of King County,Washington,under Recording Number 9108269012. • NOW, THEREFORE, in consideration of the above Recitals, and for other valuable a' consideration the adequacy and receipt of which is hereby acknowledged,Grantor and Grantee agree ) ' '' as follows: 1 S l; I i .t. 1 II. AGREEMENT 1 t :, I. Grin�f fas m cnt. As of the date hereof,Grantor hereby grants to Grantee,and t„ Grantee hereby accepts from Grantor,an exclusive,perpetual and irrevocable casement over,on and ,1 tV under the Easement Parcel for the purpose of ingress to,egress from,and utilities to and from,the icr Grantee's Parcel. I,;, r4 2. Covenant Albs With I,pm1. All of the provisions, agreements, rights, powers, �.; 1I covenants,conditions and obligations contained in this Easement shall be binding upon the parties '•''.i O affected hereby,their respective heirs,successors(by merger,consolidation or otherwise)and assigns, t' ,: a devisees,administrators,representatives,lessees and all other persons acquiring a Parcel A and/or k t;: Parcel B,or any portion thereof,or any interest therein,whetter by operation of law or in any manner =' whatsoever,and shall inure to the benefit of the parties,and their respective heirs,successors,(by ?'3 ';/ 'fir muwm"uw• ✓.�° N i.-la 1 �y1 4r�'"Yf 1' ffal 1 ) j .•t � ."'F,,y flit' .; i/ ,1 r f.•t I t 7 1 rY -.. •fu .L• iQ M 3- ,al t '‘....',1':',,. '?JI e 1 '` 1 s.,,kiliiild tally.du.,s 1 iii,L1rt...a....ILr;,„ a . _.-......n..,•.,..., -- =n:....�_,....air.-.��-e_�a.M..snr,. :u�':rsrz.r •aeuz.rt rvm+vawu2z:iw�•zai-xxr_�+ry:.:i•�•-•r+•_ ^�..�:a.r.'...n.w.l�r... 'el \. • 0 , 1 - r • . \ • 1 , i . r II • merger, consolidation or otherwise)and assigns. All of the provisions of this Easement shall be enforceable as equitable servitudes and constitute covenants running with the land pursuant to applicable law. t IN WITNESS WHEREOF,the Grantor and Grantee have executed this Easement as of the ..S' daft first written above. .� GRANTOR: 'HI1 Shawn O'Neil( HA 2 I_ M. K I l7 D L Bonnie O'Neill • GRANTEE: . Liv,,„,,,, ------ x, Jon'f cfson Rae Marie ellefaon ) Cal- -• -- � , 4' /1/1A. —Covina Tcllefson (.7' (Cf 1 00,44 q (CORPORATE SEAL) r IIOMESIBE LENDING INC., SUCCESSOR BY MERGER TO o Lon, BANCPLUS MORTGAGE CORP. { @ dozwt. n Corporotion 0 9BAL 5 BY: I— / te.' M 'woo Pres dent Signature i is sd * In • Dan L. Musaelman 3 QPrinted Name 'r•r Cr) CI „a w.m,�,._ 2 t -n a_e.!:�yo .•- yr+rw.axmr+�s�.�x�.r� dA( ;'�a.,LSGi'Wu� a• \, • 0 1 . • • • • ® ,S . • I . - \ • -LI • • • • STATE OF WASHINGTON) )ss. COUNTY OF KING ) ( t., I certify that I know or have satisfactory evidence that jA//3,Wit/ O Ne/// is the • person who appeare before me,and said person acknowledged tha,�she signed this instrument, i. on oath stated the h he was authorized to execute the instrument and acknowledged it as his/her free and voluntary act for the uses and purposes mentioned in the instrument. • • /i. �M ••r. iatcd: 1/•l -%, * i ignature of Notary Public) , /)//-rui- /27LCS/I',-77" i�1t (Printed Name of Notary Public) G� • My Appointment expires 1•2 s/t�0 ,. STATE Of WASHINGTON ) )ss. COUNTY OF KING ) • •• I certify that I know or have satisfactory evidence that r nnf 0We/// is the person who eared before me,and saidperson acknowledged that h the i ned this instrument, PPg B on oath stated that hfs wags authorized to execute the instrument and acknowledged it as his/her ;• free and voluntary act for the uses and purposes mentioned in the instrument. :s ;2 Dated:_[/-,23/(v . Sr nature of Notary Public) t loirsaY.%. �,''•, (Printed Name of Notary Pub ) IdT. .... 1 My Appointment expires 1-az1 aO '''''.N....6'.;71Pret..74:41 1 li% on 0 Y f • Y'1f.A'T,y9• y . .fJ�, '.,j1� • r .f ,i :.:p7 I., ` i' tl' S' .e,i', ) a , . ; ., • ... t-� -1.,1 TT tl 1 • l - 1 .a.kwiii`a nu►B+aW% f ..1 ZuiiLo.A ... .L. - i '•'• -�-'r"- '�-'�• a.....WPO[R51�3if..AI.LA1gOL.7WrN. -. .w:. _�,.tiT..�..-.-.._ - - - ...�..��...� i✓a.>i•.»uwvi.M1wliul�rii W.Y. h-:l�'.tiF1`-:w w.:... ..��.'... • A • - • STATE OF WASHINGTON) k )ss. COUNTY OF KING ) I,. I certify that I know or have satisfactory evidence that 20ei 7 ikre cr7i is the person who appeared before me,and said person acknowledged that he/she signed this instrument, 1. on oath stated thae was authorized to execute the instrument and acknowledged it his/ er free and voluntary actor the uses and purposes mentioned in the instrument. :• = Dated: //-2 7C'. � � /67-,ff�r �LCa? t/ . • i •* : It Signature of Notary Public) • ,' ,,Nip,• If 1111 (Printed Name of Notary Public I e W • My Appointment expires 4/d1O 0 s STATE OF WASHINGTON) )ss. • COUNTY OF KING ) r / ,�yy I certify that 1 know or have satisfactory evidence that('Q.4/N.+/.f' T�//eAni is the '! person who appeared before me,and said person acknowledged that he/she signed this instrument, on oath stated that hie..Was authorized to execute the instrument and acknowledged it as hi., ?..er 'ti free and voluntary act for the uses and purposes mentioned in the instrument. Dated: /f.-2 lh 11. 'i nature of No y Public) 31 (Printed Name of Notary Public) t i f '� • •• My Appointment expires !�a�LOZ� fi .4: C45 '',,N.411Uall°..14' '. , 1 1I °'4 ' ; i if Sa /. t Il j•r l ; ` tD r J 4i ,1. 1 t j ll . j r 4;•. rfl S .1 t '� yY0✓ , u .. S ul, S i t J (e r. S .,, :,•dLedG " .ir.klAt zilti.gw. ..:n:. .l ♦ ,._, is . t'4 , i!i, I • (STATE OF WASHINGTON) )ss. COUNTY OF KING ) I certify that I know or have satisfactory evidence that, AZ.e/M•/( cZ " is the person who appeared before me,and said person acknowledged that he/she signed this instrument, on oath stated that hot-0,A s authorized to execute the instrument and acknowledged it as hi Ic free and voluntary act for the uses and purposes mentioned in the instrument. s N Dated:. A3�f¢-. - , ;;*. t ignnturc of N ay Public) 4. • ,„�aate� n/1-7i�.�>f Gf S/jr<!/7 ;r;•• ,'►"_?tt,,l' (Printed Name of Notary Publi ) ' My Appointment expires —0 0 =+ ii TEXAS STATE OF VIN p ) )ss. •. COUNTY OF X1t f BE)(AR ) I ? I cenify that I know or have satisfactory evidence that Don L. Musaclman is the i •a• t- person who appeared before me,and said person acknowledged that he/she signed this instrument, on oath stated that he/she was authorized to execute the instrument and acknowledged it as his/her ',I,` /r free and voluntary act for the uses and purposes mentioned in the instrument. ,r . • Dated: January 10, 1997 n• i'� a' ; . Si nature of Notary Publi . ,a ,,, Rhenea M. Tvory I �'i to (Printed Name of Notary Pub lc ;:) . NQ" My Appointment expires 05-18-93 :,f ' 4 ' i;- k i, Inr) ' y Ii)_ RHENEA M.IVORY. )4 d Noun Public,slit.of Toni fier; I. Pt Comm.bp,05/18/P0 ii II;.yyA ` 1 I •/ .T,`� p • rubes nu.l.IlA 5.- .1 :..ell • ;t .`rlRoicrodL.SA 1 f ! r+ q , .`I � ,., nal , 1i 4}�,l,lt� ,•, ,- r•.ki! r'• .. e' / 1 ' It'' S .LI 1�r i ;•Il F • M1 YYC✓ • • �t••4• .1 �.,. r 4' ,._.•:,,,,••� .1,..„.} . Il 1 , r e" P r 1 r ` •. J id.5a 4 eAsAaLGiduwi k-r..a�.J 3.L':iiL.,41..:i.�......••li ' . ., • .• . • .• . . . . .• \' . , . • . , . .. . . . . . • .. • . - •, . . . , . . . . , : • •\ . . . . . ' . . 0 • , . ' • • . • . . ..••••••••• .• ' . • • ... •. . . • . • ' • . • . ' •• , . • , , . , • . . • - , ' • . . . • • , . • . • , ' , . \ • ' • , . • .. \ _IA • ,. ' • . I. ., ';!!'•1., . .. . • • . • . . , . , •*.i: ; - . . .''' ' • • . • ACKNOWLEDGEMENT -7.I INDIVIDUAL ,• .:';• ' . . • . ••••'.1' ' STATE OF WASHINGICN ) .., )ss. ... County of KING ) • .::•'..` I, JULIE J BYRD ,Notary public in and for the Stale of •• Washington,residing at__Knigalgr WA . ,do hereby certify that on this •.;,• • 25 day of NOVEMBF11 .1 9....SEL.personally appeared before me RAE MARIE TELLEFSON •.•• to me Known to be the Individual described In and who executed the within Instrument and acknowledged that SHE signed the some as HER free and voluntary act and deed for the uses •••••••••, and purposes herein mentioned. ...:•'','•' • ...;:.• Given Under My Hand and Official Seal this 25TH day of JJEMOER ,1916.. .,%:,..;::. 9 • • •,,... N tary Pu ri for the State of Washington NOIAIIV NOM J. JULIE J.BYRD My ApTplp1men1 f..bp9o:OCT 1.1990 C JULIE J BYRD • :....„. Name Printed My Appointment Expires: 10-1-98 „,•,r, , '•,.•'. 7 • 1 't • ';,.• :-.',;.• % • ri• ifi, 1.1 •,•,•,)• 1 ....3i''.. . 1, • •,•ti, 4 ..-...?. ,i ...•,: p,:a kl ,1 ..-it t'l •'1 ''.'1,'.; •vol a rn , iril 1 "'.., CD 07 .• PO r 4.•'• ..-.44 ‘. .2...., ...5.1'. , . . I/ ...,I . ' . ri.',..4. ','.. ,.., . . . . . . l•• . .. • . r4.-1. • ,I34 -* • 1.141,‘•'',‘•••'•••••'•,.•',..rI•1:••• da 4..... .1•1•"..—.........'••7.'...4:.'••:•1.':..•••••>..,..•••,,'••••'''•:-.'''.•''l•••• •1:• ••,.."1.....''''.'.• '•'..:., /'••••...4• .: 4''..••.•.•;•I.' , o ' •••• .• '..,Iltlii.;.,•,7.,-..r,.:...._cf's,I.',,:•?-V.T,'ri-z i',.,-'•;-1;4'.r!e.';'t'.."''''''''.-/1."'"I',""'4-•.4'.'.4,,'.•A....-'..;,.,..',..4...:;,.:.•:,;..."... . •..r.a ‘4'1•;,i.j). LitiLeg,a4„ .,I42...,..., L::,, .._!.,u..• :. ., . __.... - - ---'f.T .1.-.----—-— -------'— —— - -— - ------------ Return Address i City Clerk's Office City of RentonEjlt -1111111111111111'' lent W n Grady Way 20010914000088 Renton WA 98055 CITY OF RENTON EAS 12.00 PAGE 001 OF 006 09/14/2001 09:06 KING COUNTY, UA Title UTILITIES EASEMENT Property Tax Parcel Number: OW 505c-)031- Project File II Street Intersection or Project Name Reference Nwabes)of Documents assigned or released Additional reference numbers are on pale Grantor(s): Grantee(s): 1 Jeffrey Rieker 1 City of Renton, a Municipal Corporation 2 The Grantor,as named above,for or and in consideration of mutual benefits,hereby grants,bargains,sells and delivers to the above named Grantee,the following described property Additional legal is on Page 4 of document (Abbreviated legal description MUST go here) cn cc' LEGAL DESCRIPTION c c=i c=k A PORTION OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 4,TOWNSHIP 23 NORTH, RANGE 5 EAST,W M, THE CITY OF RENTON, KING COUNTY,WASHINGTON, BEING MORE PARTICULARLY Q, DESCRIBED AS FOLLOWS, c> A STRIP OF LAND 24 FEET BY 30 FEET SITUATED AT THE SOUTHEAST PORTION OF THE HEREINAFTER DESCRIBED PARCEL"A", CZ ev COMMENCING AT THE SOUTH CORNER OF SAID PARCEL"A",THENCE NORTH 01°50'20"EAST A DISTANCE OF 10 00 FEET TO THE TRUE POINT OF BEGINNING, THENCE CONTINUING NORTH 01°50'20"EAST A DISTANCE OF 30 00 FEET, THENCE NORTH 88°09'40"WEST A DISTANCE I I _ THENCE SOUTH 01°50'20"WEST A DISTANC re p/���1► :t Niii'ti THENCE SOUTH 88°09'40"EAST A DISTANC ���. T 10Ail I INT OF 0 Cfl BEGINNING . 4''3 ' • y CONTINUE LEGAL ON PAGE 4 N if''?, • / 44 , isre � A .! ` LLA � t.X Pik t'ti 6T22r0 tile. wriiiv.m.oNii� That said Grantor(s),for and in consideration of mutual benefits,do by these presents,grant,bargain,sell,convey,and warrants unto the said Grantee,its successors and assigns,an easement for public utilities(including water,wastewater, and surface water)with necessary appurtenances over,under,through,across and upon the following descnbed property,in King County,Washington,more particularly described on page 1 (or if full legal is not on page—Exhibit A) For the purpose of constructing,reconstructing,installing,repainng,replacing,enlarging,operating and maintaining utilities and utility pipelines,including,but not limited to,water,sewer and storm drainage lines,together with the right of ingress and egress thereto without prior institution of any suit or proceedings of law and without incurring any legal obligation or liability therefor Following the initial construction of its facilities,Grantee may from time to tune construct such additional facilities as it may require This easement is granted subject to the following terns and conditions I The Grantee shall,upon completion of any work within the property covered by the easement,restore the surface of the easement,and any private unprovements disturbed or destroyed during execution of the work,as nearly as practicable to the condition they were in immediately before conunencement of the work or entry by the Grantee 2 Grantor shall retain the right to use the surface of the easement as long as such use does not interfere with the easement rights granted to the Grantee 3 Grautor shall not,however,have the right to a Erect or maintain any buildings or structures within the easement,or b Plant trees,shrubs or vegetation having deep root patterns which may cause damage to or interfere with the utilities to be placed within the easement by the Grantee,or c Develop,landscape,or beautify the easement area in any way which would unreasonably increase the costs to the Grantee of restoring the easement area and any private improvements therein d Dig,tunnel or perform other forms of construction activities on the property which would disturb the compaction or unearth Grantee's facilities on the right-of-way,or endanger the lateral support facilities e Blast within fifteen(15)feet of the right-of-way Tlus easement shall run with the land described herein,and shall be binding upon the parties,their heirs, Gra successors in interest and assigns Grantors covenant that they are the lawful owners of the above properties o and that the a good and lawful right to execute this agreement IN SS OF said Grantor has caused this instrument to be executed limn day of V44 4'200 cp a INDIVIDUAL FORM OF ACKNOWLEDGEMENT Notary Seal must be within box STATE OF WASHINGTON )sS COUNTY OF KING ) ' I certify that I know or have satisfactory evidence that_le L . DJr"e v" signed this in trument and acknowledged it to be lusher/their free and voluntary act for the uses and purposes VI O U N I R H T O U Ill A menti ned in the unstrumen STATE OF WASHINGTON NOTARY--•--PUBLIC MY COMMISSION EXPIRES 8-09-03 Notary ublic in and for the State of Washington • Notary(P /t1Ot)/7li',1/v/�9� My appointment expires 84eg,01, 2O2:13 Date it7gfra Z7, Zoe,I - E\Renton Forms\Renton-Utl Esnit.dool Page 2 FORM 03 0000/bh/CA2-21-97 REPRESENTATIVE FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON )SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that signed this instrument, on oath stated that he/she/they was/were authorized to execute the instrument and acknowledged it as the and of to be the free and voluntary act of such party/parties for the uses and purposes mentioned in the instrument Notary Public in and for the State of Washington Notary(Print) My appointment expires Dated CORPORATE FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON )SS COUNTY OF KING On this day of ,20 ,before me personally appeared eer oa to me known to cr) be of the corporation that a executed the within instrument,and acknowledge the said instrument to be the tree and voluntary act and deed of said corporation,for the uses and purposes therein cz> mentioned,and each on oath stated that he/she was authorized to execute said instrument and that the seal affixed is the corporate seal of said corporation Notary Public in and for the State of Washington Notary(Print) ca c`+ My appointment expires Dated E\Renton Forms\Renton-Utl Esmt doc\ Page 3 FORM 03 0000/bh/CA2-21-97 EXHIBIT"A" LEGAL DESCRIPTION (Must be stamped by a P E or L S) PARCEL"A" A PORTION OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST,W M, KING COUNTY,WASHINGTON, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS BEGIN AT THE NORTHWEST CORNER OF THE ABOVE DESCRIBED SUBDIVISION AND PROCEED SOUTH 88°14'32"EAST ALONG THE NORTH LINE THEREOF 296 00 FEET TO A POINT TO BE REFERRED AS POINT"A"HEREAFTER,THENCE SOUTH 01°50'20"WEST 103 00 FEET,THENCE SOUTH 61°04'52"EAST 92 23 FEET,THENCE SOUTH 01°50'20" WEST 68 00 FEET TO A POINT ON THE NORTH LINE OF HONEY CREEK PARK FILED IN VOLUME 59 OF PLATS AT PAGE 57,KING COUNTY WASHINGTON RECORDS,THENCE NORTH 88°09'40"WEST 376 00 FEET ALONG SAID NORTH LINE TO THE WESTERLY LINE OF ABOVE DESCRIBED SUBDIVISION,THENCE NORTH 01°16'00"EAST 212 58 FEET ALONG SAID WESTERLY LINE TO THE POINT OF BEGINNING RESERVING THEREFROM A LANDSCAPE EASEMENT BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS, cr: a BEGIN AT THE ABOVE DESCRIBED POINT"A",THENCE SOUTH 0 I°50'20"WEST 103 00 c FEET,THENCE NORTHWESTERLY TO A POINT ON THE NORTH LINE OF THE ABOVE ca DESCRIBED SUBDIVISION LYING 45 00 FEET WEST OF POINT"A",THENCE EASTERLY ALONG SAID LINE TO A POINT OF BEGINNING RESERVING THEREFROM AN EASEMENT FOR AN EXISTING DRAINFIELD BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS, `w COMMENCE AT THE ABOVE SAID DESCRIBED POINT"A",THENCE SOUTH 01°50'20" WEST 103 00 FEET,THENCE SOUTH 61°04'52"EAST 67 23 FEET TO THE TRUE POINT OF BEGINNING,THENCE CONTINUING SOUTH 61°04'52"EAST 25 00 FEET,THENCE SOUTH 01°50'20"WEST 15 00 FEET,THENCE NORTH 46°22'19"WEST 32 91 FEET,THENCE NORTH 28°55'08"EAST 5 00 FEET TO THE TRUE POINT OF BEGINNING TOGETHER WITH AN EASEMENT FOR PURPOSES OF INGRESS, EGRESS AND UTILITIES OVER THE DESCRIBED PARCEL, COMMENCE AT POINT"A"DESCRIBED HEREIN, THENCE SOUTH 01°50"20"WEST 103 00 FEET, THENCE SOUTH 61°04'52"EAST 92 23 FEET, THENCE SOUTH O1°50'20"WEST 28 00 FEET TO THE POINT OF BEGINNING,THENCE SOUTH 88°09'40"EAST 123 24 FEET, THENCE SOUTH 01°14'38"WEST 138 15 FEET TO A POINT ON THE NORTHERLY LINE OF SE 107th STREET(50 FEET WIDE), THENCE NORTHWESTERLY ALONG SAID NORTHERLY LINE ALONG THE ARC OF A 360 00 FEET RADIUS CURVE 20 94 FEET,THENCE NORTH 01°14'38"EAST 112 16 FEET,THENCE NORTH 88°09'40"WEST 103 44 FEET,THENCE NORTH 1°50'20"EAST 20 00 FEET TO THE POINT OF BEGINNING E\Renton Fonns\Renton-Utl Esmt doo\ Page 4 FORM 03 0000/bIiCA2-21-97 • Map Exhibit NO1 16'00"E 212.58' NW COR SW 1/4, NW 1/4, /o SE 1/4, SEC. 4—23--5 CO n F-- III II� O -13 N V- co a c, d- O ('- 0 0l • o P n co a r C Q N 50150'20"W 41 )= 103.00' S88'09'40"E ''� 24.00' • h� SO15020" W �` N 68.00' ��°�N' NO1 50'20"E 10.00' -\.... 30.00 N88'09'40"W 24.00' NO 1 50'20"E 68.00' E\Renton Forms\Renton-Utl Esmt duo\ Page 5 FORM 03 0000/bh/CA2.21.97 !`h, C fJ 1% EXCISE TAX NOT REQUIRED k'AV .M to.,, King Cgs Records Division , rO4, 4440. 9F "'r .... , Deputy EASEMENT For and in consideration of One Dollar ($1 !)n) and other valuable consideration, the receipt of which is hereby acknowledged, BRADLE'c P. McELROY and KAREN E. McELROY, his wife, J ("Grantor" herein), he.eby grants. conve's and warrants to PUGET SOUND POWER S. LIGHT COMPANY, a Washington corp.ration("Grantee" herein). for the purposes hereinafter set forth, a perpetual easement over. across and under the following dercribed real property(the "Property" herein) in King County. Washington. _ Parcel A: The Southwest 1/4 of the Northwest 1/4 of the Southeast 1/4 of Section 4, Township 23 North, Range 5 East, W.M., in King County, Washington; EXCEPT the south 440 feet thereof; Situate in the County of King, State of Washington. Parcel B: Lots 5 and 6 in Block 1 of Honey Creek Park, as per plat recorded in Volume 59 of Plats, or, page 57, in King County, Washing- -, ton; EXCEPT the portion of said lots lying westerly of a line which begins on the south line of Lot 6, at a pc:.i" uistau_ 19.83 feet easterly of the southwest corner of said Lot 6 and runs thence northerly 89.61 feet, more or less, to a point on the north line of said Lot 5, distant 14.48 feet west of the northeast corner of said Lot 5; AND EXCEPT that portion of Lot 6 lying easterly of a line which begins on the south line of said Lot 6 at a point 2.98 feet westerly of the southeast corner of said Lot 6 and runs to a point on the north line of said Lot C, distant 47.42 feet westerly of the northeast corner of said Lot 6. Situate in the City of Penton, County of King, State of Washington. Except as may be otherwise set forth herein Grantee's rights shall be exercised upon that portion of the Property (the "Right-of-Way" herein) described as follows: A Right-of-Way 7 feet in width having 3.5 feet of such width on .:ach side of a centerline described as follows: The centerline of Grantee's facilities as l:resently constructed or to be constructed under and over the above described Property. I. r.'urpose. Grantee shall have the right to construct,operate, maintain, repair, replace and enlarge one or more electric transmission and'or distribution lines over and/or under the Right-of•Way together with all necessary or convenient appurtenances thereto. which m;.,•Includebut are not limited to the following: a Oserte d facilities. Poles and/or towers with crossarms, braces,guys and anchors; electric transmission and distribution lines; communication and signal lines; transformers. b. Underground facilities. Underground conduits, cables. vat.t-', manholes, switches and trans- formers; semi-buried or ground mounted facilties such as pads, transformers and switches. Following the initial construction of its facilities, grantee may from time to time construct such addi- tional lines '..k,other facilities as it may require. 2 Access. Grantee shall have the right of access to the Right-of-Way over and across the Property to enable (,rantve t.. exercise its rights hereunder, provided. that Grantee shall compensate Grantor for ant damage to the Property caused by the exercise of said right of access. :s. Cutting of Trees. Grantee shall have the right to cut or trim any and all brush or trees standing or growing upon the Right-of-Way, and also the right to cut or trim any trees upon the Property which, in fulling could. in Grantee's reason.tble Judgment, he a hazard to Grantee's faciatles 4 Grantor's Use of Right-of-Way Grantor reserves the right to use the Fight-of Way for any purpose not inconsistent xith the rights herein granted. provided, that Grantor shall not construct or maintain any build. q or other structure on the Right-of-Wav and Grantor shall do no blasting within :fiat feat of Grantee's facilities without Grantee's prior a ritlen consent 5 Indemnity isy accepting and recording this easement,Grantee agrees to indemnify and hold harrnle,., ardor from errs and all claims for dat:,ages suffered by any person which may be co..scd by Grantee , exerct-.e of the rights herein granted, p;: .,a,.i, that Grantee :hall not he respore.t,le to Grantor for anN damages r..ultutg from injuries to an' pars,i reused by acts or t nissions of nro:wr unI rights d 'hall continue until so-h now ant ceases to N'.r t • . ,t 1( I t srs. in which, event .;.t, :.,, .: .null terrnb,at• ..:a .. that no abandonme't :I,,.: .ii to have lints„ u;..,.. . titles on the Right i ', . :.i) period of 7. Successors and Paso The rights and obligations of the parties shall int the benef!t of and be binding upon their respective successors and assigns. DATED this 31at day of October , 19 77 GRANTOR LC) X. 13i2A1-4, 2775 '- e917-- STATE OF WASHINGTON SS COUNTY OF KING On this day personally appeared before me BRADLEY P. McELROY and RAREN E. McELROY. to me known to be the indlvidualL described in and who executed the within and foregoing instrument, and acknowledged that they signed the same as their free and voluntary act and dpsd•do>v the uses and purposes therein mentioned. ,'' i:.. 'ICI , GIVEN under my hand and official seal this J d Ufa' c�f✓( ,; ,•Is ;• mil'+,t/'�l cE Notary 1 c In and for the' State of hn. teA) residin*t W---r STATE OF WASHINGTON ,,SS COUNTY OF ` On this day of , 19 , before me, the undersigned, personally appeared and to me known to be the and , respectively.of the corporation that executed the foregoing instrument, and acknowledged the said instrument to be the free and voluntary art and deed of said corporation, for the uses and purposes therein mentioned, and on oath stated that___ authorize. to execute the said instrument and that the seal affixed is the corporate seal of said corporation. Witness my hand and official seal hereto affixed the day and year first above written. Notary Public In and for the State of Washington, residing at r:L b I) f•Uri RLLUKD AT RtQUEST OF: r'El i'l'.:R t . .E CF:ISION (, _)';e. F3'3 '?EI LE., 'c ,•/.r;,4iNir,TfN 98009 A,.r.,.... .....w - BA,C1;Fi .i V .1. / J Utt<2-1 „ . , ` Said heretofore mentioned grantee. its successors or assigns, shall have the right, without prior notice or proceeding at law, at such times oL, may be necessary to enter upon said above described property for the purpose of construct- ing, maintaining. repairing, altering or reconstructing said utilities, or making any connections therewith, without incurring any legal obligations or liability therefore, provided. that such construction, maintaining. repairing, altering or reconstruction of said utilities shall be accomplished in such a manner that the private improvements existing in the rights)-of-way shall not be disturbed or damaged. they will be replaced in as good a condition as they were immediately before the property was entered upon by the Grantee. The Grantor shall fully use and enjoy the aforedescribed premises, including the right to retain the right to use the surface of said right-of-way if such use does not interfere with installation and maintenance of the utilities. However. the grantor shall not erect buildings or structures over, under or across the right-of-way during the existence of such utilities. V� This easement, shall be a covenant running with the land and shall be binding on the Grantor, his successors, heirs and assigns. Grantors covenant that they are the lawful owners of the above properties and that they have a good and lawful right to execute this agreement. ��� LG�,. i C.6471J4._, 4eAdtdnd and and and STATE OF WASHINGTON ) �� � � SS : COUNTY OF KING 1 • I, the undersigned, a notary pAblic in and for the State of Washington, her84' certify that on this /90-day cf •t,,4c` 19 ,►%'/ personally appeared' 4 before me • and Sic 4.1J c auri.r-2 cn,'«.r(/s ; and ; and • , and ; to me known to be individual(s) described in aiTwho executed the foregoing instrument, and acknowledged that 54 e signed and sealed the same as hc,^ free and voluntary act and-VI:d or the uses and purposes therein mentioned. Y 11. . otary Public in and for the tate of Washington, residing at UE. 2-2a Honeydew Creek February 27, 1984 ATTACHMENT "A" A strip of land 30 teet in width across portions of Section 4, Township 23 North, Range 5 East, W.M., and Section 33, Township 24 North, Range 5 East, W.M. , being 15 feet on each side of a centerline described as follows: Commencing at the Northwest corner of said Section 4 having coordi- nate values of North 191, 453.21 and Fast 1, 666, 114.87 thence South 88"t5'36" East along the North line thereof 772.69 feet; N „« thence South 54°00'22" East 117.95 feet to the TRUE POINT OF O BEGINNING of the centerline herein described; thence North 62°17'05" East 210.90 feet; thence South 28'47'41" East 500.00 feet; OD thence South 13°21'42" East 276.39 feet; thence South 25°54'42" East 268.85 feet; thence South 25°50'29" East 189.74 feet; thence South 39°42'06" East 256.10 feet; thence South 21°03'27" East 182.57 feet; thence South 30'12'02" East 239.15 feet; thence South 52°42'48" East 176.17 feet; thence South 16°34'07" East 199.75 feet; thence South 11°05'13" East 327.34 feet; thence South 74°08'22" East 258.60 feet; thence South 18'03'59" East 141.51 feet; thence South 33°16'39" East 264.17 feet; thence South 86°31'00" East 221.55 feet; thence South 42`30'21" East 284.69 feet; thence South 58'06'42" East 114.54 feet; thence South 09°06'11" East 131.83 feet; thence South 32°40'42" East 124.34 feet; thence South 51°42'16" East 259.57 feet; thence South 28°59'27" East 174.89 feet; thence South 56°47'43" East 154.83 feet; thence South 30°58'09" East 87.60 feet; to the point of curvature of a tangent curve to the left having a radius of 192.89 feet the centerpoint of which bears North 59''01'51" East; thence southeasterly along the .irc of said curve a distance of 72.71 feet, to a point on the curve which bears South 37'26'06" west from said centerpoint; thence South 79'51'04" E.:st 75.75 feet to the point of curvature of a tangent curve to the righ'. having a radius of 211.54 feet, the center- point of which bears South 10'08'56" West; thence easterly along the arc of said curve, a distance of 29.95 feet to the point of tangency which bears North 18°15'38" East from said center- point; thence South 71°44'22" East 160.84 feet to the point of curvature of a tangent curve to the left having a radius of 124.83 feet, the center- point of which bears North 14'05'32" East; thence easterly along the arc of said curve, a distance of 60.82 feet to the point of tangency which bears South 13°49'17" East from said center- point; thence North 76°10'44" East 35.61 feet to the point of curvature of a tangent curve to the right having a radius of 135.98 feet, the center- point of which bears South 13°49'17" East; N thence easterly along the arc of said curve, a distance of 59.05 feet to ,7, the point of tangency which bears North 11°03'43" East from said center- p point; t'9 thence South 78°56'17" East 46.20 feet; thence South 52°30'20" East 390.41 feet; thence South 58°40'35" East 87.00 feet; OD thence South 65°32'29" East 254.54 feet; thence South 14°37'24" East 187.20 feet; thence South 77°45'50" East 96.55 feet; to the point of curvature of a tangent curve to the right having a radius of 180.27 feet, the centerpoint of which bears South 10'50'26" West; thence southeasterly along the arc of said curve, a distance of 75.26 feet to the point of tangency which bears North 34°45'37" East from said centerpoint; thence South 55°14'23" East 32.16 feet; thence South 82°52'51" East 100.77 feet: thence South 88'59'26" East 8.00 feet; to a point in the east line of the Southeast quarter of Section 4, which point bears North 01°00'34" East, a distance o:` 580.00 feet from the southeast corner of said Section and Terminus of the centerline herein described. Said southeast Section corner has coordinate values of North 186, 373.10 and East 1, 671, 236.85; Except portion within existing Union Avenue (132nd Avenue Southeast) as established by Superior Court Cause No. 741402; the sidelines of said 30 foot wide strip to be shortened and lengthened so as to terminate on the right of way line as aforedescribed; The bearings and coordinates herein are based on the Washington State Coordinate System, North Zone, as established by the King County Aerial Survey. The bearings were established by calculating the bearing from the southeast section corner to the west quarter corner according to the coordinates cf record and adjusting to that meridian. The intent of the centerline of the easement is to follow the centerline of the sewer as constructed. L-82-54 UP .ATTED 74 Z2 £ SIERRA NElONTS fdd /, AWN' M ¢OC �Ip• DIVISION NO. 3 • • A I/i.*:1 \ifoo OM At I/r,L W Y-a. lM art or, /��//r .✓111.0!' • i b, F " want i t t r .90T1C TracM/ i/ • `-'�i MA r mined i . c/ 7 i/to �` 474 4' I- ' i[ 1« h SCAMi 1 /C il,/i,\t,,,,,,„/ • PROD �, E lgtw err— tili 17.4Y t�enee. /A.*'$ OF JARJRTGS, ! I I IN M}a/IO'r P I+ slier •Or '•y l 73tA' DE YQtKPLA W CENTERLINE Q L Cr It. 107N S' Its*, �� ' ' - / PE Pi.:i Or HONEY OPEEX PAIfK, WL 93. P. 57 IV 1 I 2 I y 0:4(QO`'1 L (>t.e owr)t 4 .L i I t e. g9 6 z - / i I "6 �Ol'' I I / 7 / r- - - - lb _ E..Tt I ' / r e Mir / ' Aa.a L ,lwyof Ra'a r yYr is — - - - n 1t� `, /- f \A r\ - , = - \ ye\ ,• 1 na Shorn I ya t t r Mar �11f1DCAE!�f 'N \ To TN. le • h�WW .0. • lint I \N-1 N • FOUND CONC u,N ::v..1. So f R N. Nii. \'G-ZJ N • SET 1/2 Fr d7...r.AP LS J N . SET TALX IN.N. ..N. • • SET PR NAIL • N (P) PLAT ryJ MEASURED i E PALI+T 1,un 0'S- ' _ ' 1Y1C 1/4. 1/a. SECTION . TOWNS1,ty_sJ ti^n"w. n.• .c..c RlCORO(R'S CERTWICATE •URV!OR7 CERTWICATE CONCEPT c'lcmitr' 1 a rwrrr..>....v F7.d for record N4 —day of _19—a< _Y Thq m correctly r I O �}-'_ y ap y .present.u Survey made by ma s. BOUNDARY SURVEY I �1 n book—of_at page_at the Magna of or urdor n.y&action In conformance with the `p — JOW &Mail. 'fll rpuWm.Tte of the Survey Reeadng Act at the I FOR oMM. Fir OATS r1Quest of Jan T.11ef.an In June .19 91 JON TELLEFSON owe ( s-7'-d' 'r,-A • --- ( /1 // �� it use Cwco. 8 r f i�,SCALE Signature.I... _,/•AIni—AeecirURcot.No. 11542 J,4+.- z J s 1 T x j v t 'W c�y�]I!I`3 �Z'� S i�� 'o 00 o1 :.12 _1 $0 o O \ i1 aI! 40 4 ;15 k �Y 7 A'' i R wed.1) t Ima gh, m , o m4 I!! ,k:§01401.0Y t ail' % '41-1 1 p444-1 til 4000WIr i 1;0 i i4.i. .e,lk .ii O q 01,45 .1V;pe 1 ...,0 Q 1,,W ti p0A-xts- .1, k y .8. 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'-,,I,. . . .- ••••... _, • ' ,' .,'. , ..,',.,';:;-•, ::::!r,••,;-$31);,:g-',,',7,t•-•%1,•:;-: . , -_ . - '• - --:, , '- 2 - '.7:".;•";';''I:f C461:.‘;; ;•.'+‘-'‘:‘.•,'.;--',. ,-,:. ,.'...' - ' - A --: .. , ;,.-it-t,%.= . ? ... i;_,. •`; .," •••, .., ' -'' ' . ..-• '- _„ ' , . -,,_iis!':;,--,' ',' ,Z):;,:.;.i, ,:c::,tk,,,:.,-"Ilit••„1; .'"I':::';;;;..'. .,'. -4.: - ' - - '...:. ' :'. '...• -.' . -. ' • * - '." _ 31;,-.,,,'';:i.1.:; ?,'..2,..1-71.,/,,V-Irer4.:'; .:'•••••-:-V•r••'•:-e., t:',..,.1,, - . - - - -..-.--"- ii •••"- .. . • •. • _... lc J,C.:0.Let, •--ftis•14 k..41* .v.•:,,a104•41,114..n` '4.','•1 . •. '..c:a..---,-.- ••' r:l'af•':' 1 •' -2, .. -1,e, '-',1 141:1''',.' •I'• 1,.-•— ''''',.-.•.^,... -... . . ,, r:401."slq,,C3' • j, .. /1 '',. 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Kew `...mt tne above name d partIEs does .nby declare the fol pr()40eative rs ' - tns as es tab pretainIng top prop Ime In tall d . r i..., No lot hall be used except for repx:; ort permIntial purp t t ed to No bldg shall be ereeted, •etitered plas single family •. .. . and pvivate retaain on .any lot other]. • .. dmolling not to exoeed itill:I:tIol;.:illilnack3a:I:nt ga..-age for not mars than 20 oars. . . No dwellini. snail be permitted tin Rn00 based upon coat levels p \- revalling any. lot, at a oost of less tn4ra $-- . gve.re Pee/ dar,e these oo it being tne intentIon and purp of the oov to assure a fht all dwellings snail be of glialltY a- than tnt won oan be prod on the date are woR4panship and mats substantXal . ..th• sm or getter tnese cov are r ' so at tne minim. Uln ooates ground floor tated nin for area of minimum permitted dwelling size. The , , . .. 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" • i�n 1 � 1 iYf 1 T .i y t If' 1 ..1 10 xY ;L r. i l r ••` + r d S�11�•,,,,,tk .1 1 v.!fir - . ,v . 4867la27- 14 ' • T;ieae oov are to run with ,the. ld and ' onall 'be' 'Dlnding • on all pa.rtxem and all persona c?amm ng'- ur der tries Porgy, a erzc d of 15 yrs from tize date theee ectV sire' rso, after -ci tlma cd cov snail be automatie$l:LV' extended for successive periods of 10 yrs Unlese I3.2 'xnst, signed ' by ' a m Jority of the then ow. ers of the cite naa 'been reo , agree,.I..,=r zng to onstage the opv in wnolo or. In part. Enrol cement shall be .by proceedings at .lave or tq. equity : aget any person ors` persons vxlolatLng ox' atteraptzt �o viola; ar cov either to restrain vzolataCon or `to recover dat ®s. • Znva Idatlori of any of thes�jov by Judi or=: aat�rc order snal:.in no wise • affeat�' any or the-:o'thei�'pro�x wan s� l�, remain on full faros and ef,feat. XCN OK UU Helen E.N cKelsoni 13041 7tn NW Seattle) M • y' ,f'I(aF+eFltlrsc�''�t + h�+�' _• r - r. ` I. 5+,., Rl , ,,, ,,hd (1 Yfl 1 1 .yv.. f i , •.rye .•, �� .. ••� � 7 f' v + y ',a,�l V L'I ,;; C .* / -.'.r . I ice" t �S� r. -4!, p /1.1_Pf• i 11.I's,dYL K. • ,Vf r ro;yr,„, s ' f"''4 . ` s71e k'l"it• ' .(1`•S?,:,T •ta S v(tt( 1 l -• , ..- ,� 1, ( 471.)-+! 7a r'i fin` 1 , I`lj, ' , '', M o' ' In �inffi TV.:1 60:4T 7,007,/80 't'0 04/09/2002 13:05 FAX 20(33934421 + IT TWO ki004 1 �' �a ,�� T -fir i-%ti r , • -----__. . ,,, .. i t n � ) < - 1 . �` r.1(I1 it_ ,. a . r l •i � 1''4u°C'Lti r y ,ry rti y , u867027-3 i$11;•: t n�ro dur� oonstn atadsales period; g� i P nB , • o sruoture or a temporary oharaater-,,', ?3 1; traildr, 'ba$esOut, • tent stvaox garage Darn or other outbldg-. shall • be useri on • , any :.ot at a:ly time as a res ether, •temuxrary or permanently. CThe aorK of oonsto of' all bldgs L.>.1 a eruatures, • 3 hall be prosecuted dx.lxgently and .00.nttnuoutilq °vocal such Ingelitetikagellit-bldg and structures are• ftally-i•oomple.,vid abet +, pazn14ed .as to the exterior appearan.:e' tvY•thin 12' •mom from t.tegi ' date of commencement, of oonstn, unless, prevented by oallses•' beyond gIr the owners control. • No lc,t snail be used ormalnta3Aed• as a .dumping ground for , . 'a rubb:Lsti, trash, , garDage or .other vatBe,; Sana':arycor.ta1negs for all waste must bexused. All • znceneratora or other equipment for the storage of disposal ' of s'. h mat shall be Kept in a clean and sanitary oondl. No m dcv sewage-disposal eymtem shall be permitted on any lo ' ur leos the system as dess Jgned, loo and oons td in aaoordar,o a A.„.: • .4iti'i thi requirements, standards and recommendations of the .' .;: "r city and/or co pub health autnorLtie®,/ Apprtval of aeon aysti m a3 Installed shall be obpained from such authorities. • oontd • • J� •,�v 7 ' J�l'�1'� M 1 i�4 ,;: ,-r` r' - i •1 __- is•'` f� • • l t z r 7 f u (n `,� .-.w,r, '^ ���yC 1 1 �'f'Ti rI 1�"t-- 4+/4 f••1(,+ V t yr" iffyI./"GrkL"+r, it,(C .(iW (.,�,,, ,, `1 1 �J'7 ��''1�y��. �r''PPJ)Y�}� r•Q_ti {l -,, S� yc�"{yy,r,. j1 \ ,1'Try n�C,.'r 47 1�+f. �i-A'1"' - /t}:4. ' • V' • ,1 tr { o ,. a } �'.. Y f''A 4 P �iy, y fad a j�l i f , +� , *•1 T i � •,� to � d � '•,� I i/r' �,�•y J,{� 1aj o � � ; I fr '•��` , I � -� C� .1 i( �pBl�� L�'� d'`I y♦I��, � , r�• 1.7^Ji�H�'+ � � �1 t tl Y�h� ,„.-4.^�,-r.Z i•a.�l 0 11 �,` � .4G� � 4r* y eIn�"Y,I 1u.• r� , t i.,i l-c•.),rr0-,4°I% � 3er•' u'., �J_ ••1• ,. ,, 1•�,,t4- .1.;:d r, t"'::.1••n• ei,r ! . • "T0 j rnra1 A'V:l HfO'ST 70(17.'60.'60 H,1 1H ,'t,n1.-' 111: ;1 I_E-♦la}FF' 11 ELF i :-.510625 IJCI.21'7 f�Ei02 Is - 0 .--. lung county r' .--r' Perl,_-, Planning end Reeouroes...A.,-Artment ' Building and Land development division , 3600 136th Plies Southeeat Bellevue, Washington 9A006-1100 -5-1E • BOUNDARY LINE ADJUSTMENT APPUCATION - • • •_- - _ , J, WA Oww1 N,m4 Adds... City DP P'm.n. .n 7-//4-4, 35"/S' .yam .7.MpR 4:t_. 90cu4''>sr-� rs late Ommer i 14m. Adt/... OM nP pna'. /. rel efro» sv/v .v� /7+kdfund, 9EOsZ ,si ,.// ✓A to C let 0 aeNAm A 0t•tf OW ' bP , .. • V 1 ---•l t` �. /' I , ri i To lot a Sautesa W.t.r " q.PupMe1 I.M r. oY.l3oS t1 c ...1a1 A • u,t.,m. , Lot A Siwear. ,' • t' `w'6 NmiMW W + _ sc•r,C male No and 4 I—• I tolot B Strew.nute !3rr9So IroG3G B...., .t,...ledpe Wi C Slostare 1 .. t i LAIC j i i I. S W v.s.0 11fc 6.e twn r � . • `/,. 1�` ' : ; f, ; , . I ( I . c J {I I;!: o W Y o . �i l•0 ilesAvdo.sanp0.m 3 lol A `lJ V (r.2 K N T, C? PARCEL A: o ?, 0 THE SOOTIJHFST QUARTER OF THE NORTHWEST QUAPTER OF THE YW_ ;� SOUTHEAST QUARTER OF SECTION 6, TOWNSHIP 23 NORTH, RANG! 5 ;.;` • Q N.H. IN KING COUNTY, WASHIIGTON; AST, I'+! SS' CV EXCEPT THE SOUTH ;4,0 F=TTHEREOF.o �/ / f1I � �`.n �,+ '%� �'•✓M�� /�./KD/ cfrd/r v! LUdl�iapTCv - , ".,ry 7 A A- it tnt6 PARCEL B: • LOTS S ANO 6, BLOCK 1, HONEY CREEK PARK, ACCORDING TO :.:E VOLUHE 59 OF PLATS, PAGF- S%. PLAT THEREOF RECORDED INWASHINGTON: RECORDS OF XING COUNTY, EXCEPT THE PORTION OF SAID LOTS LYING WEsTTRLYPOF • DLS7ANT WHICH BEGINS ON THE SOUTH LINE OF LOT 6, 19.8) F=ET EASTERLY OF THE SOUTHWEST CORNER OF SAID LOT 6 AND RUNSt �.�. HORc OR LESS, '!'O A POINT ON THE NORTH OFP SAID 6, DISTANT 1J.�B FEET NEST OF THE NORTH LINE OF1 NORTHWAST CORNER OF SAID LOT 5 ANDI EXCEPT THAT PORT'ON OF LOT 6 LYING EASTERLY OF A LINE t4HIC•' _ BEGINS ON THE SOUTH LINE OF SAID LOT 6 AT A POINT 2.98 FE'aT - wrsTERLY of THE SOUTHEASTFCORNEID OF LOT S,IIDILOT116 11'OaRUNS_TO A POINT oN THE NORTH L.• HESTFRLY OF THE NORTHEAST CONllErR OF SAID SrLOT G. • f'�a r< ;Ga.l�:na jet•~ I; 7/All Coe e'/j 74 K/Hii,.._. .. a �•.�7 r - i aw 1 6 i991. n,at.-a.,,., SUBDIVWw,,vyu,i0tla ,L y L ,ea. A . •-c. ,.— Q n i N Hi �l14_1, ILI:.2,1 LFiW I tKb II I Lt y .D1Ub.J HU.Z1. ( YlUlJ_, 0 + r I J 4ourr Lime � ) . et MILLI /. W sRU ..lesi w I LOT LINE &Dili TMEN ,, 3414 NE 17TH PL. PARCEL'' 04230590 6 70 026 FTt PARCELS' 34495000 0 74;073FT' 's 653.69' ;/ 1111.0' is?.II' i • I: 4 PARCEL A fa y POR ION Or( TO -. v� �� BE JOINED TO B y 5 ii 1, I Id_IfM�.., 4 1 i Meu`s I 3 4 S \` _ t NE1718PL. " ul ^ " - : lc' '- , . 17) 1( .- . . 1 ' NOTES SEWER IS AVA ILABLE FOR PARCEL'B. F SEWER IS Not AVAILABLE FOR PARCEL`A. O I W ow.T::':3 01 ASSf:::•:L`tt a Examined.nd/ppRV7d ofot-" "4 1s/y9-( o .1 J,P, -4, A. .wo (, . 44 to t:::'.,. opu7 AS11334 Y. • 04 0 1 V. 1 04�aC'S yo3, O 5 4st>..coo t r! • Liu)-59 4.L3•s- �# O _,. -.._. _ _ Dv Not Writ. *slot. Phil tine t sale boundary lime .d3u.ts..t request: p '• 1 X. 9uatlf es for en sae. tion under otion 1o.2c.J7o(r) of the ling county subdivision Code sod lestioo 51.17 of the Revised cod. of Washington. It do not eonsttttuta .n .s.uranoe that the Ito lr oonflr.sed lotto) von be built or .ubdlvlded In Os future. • Does Mot Quality for an unseptivn dos oat y /V _: ec� yip (Vpra6nll t coalm�}t I t . I _jgjgjiL_._I_I Boner Data114i 1 I t t7Rl4-Ir1.t.� 1`• [ tOd Coo ?JOISIAIO --3n5 91U9 101 9f11)I £199 96Z 90Z SO:01 62-V,-I _— on .................................................................................................. .................................................................................................. .................................................................................................. OE C/h.,O p APR A �O"41/"c 22e rZ F® • CONSTRUCTION MITIGATION PLAN For Elle Rain Place Preliminary Plat PROPOSED CONSTRUCTION DATES The proposed construction of the road and utilities on the project will proceed once the final construction drawings are approved by the City of Renton,and all applicable permits are received.This construction will be performed under one contract for the entire development without phasing.Extension of construction time may be required.The construction of the houses will begin after the road and utilities have been completed and accepted by the City. HOURS OF OPERATION The hours of operation will be limited to hours between 8:00 am to 5:00 PM.These hours may be shortened or lengthened with the approval of the City of Renton Department of Public Works.Typically,construction of this nature will occur during the daytime hours,5 or 6 days a week. PROPOSED HAULING/TRANSPORTATION ROUTES The earthwork anticipated on this project encompasses excavation of roadway right of way and filling portion of the property for construction the internal road and adjacent public roadway. The earthwork presents a balanced condition. All vegetation and non-marketable small trees will be chipped and hauled off site to an approved disposal site. Stripping(topsoil)that may be taken from the site area depending on the quality of the material.If the material is acceptable, it may be spread along the front and back of the lots for planting of lawns.In the event disposal of the chipped material is required,then the hauling and disposal will be to an acceptable site,as allowed by the City of Renton. All marketable trees designated to be removed will be cut and removed from the site. The hauling and transportation routes will be mainly via NE 17th Street and NE Sunset Blvd situated south of the site. The hauling will be limited to excavated access material and new material to be used for construction of the plat improvements. CONSTRUCTION MITIGATION Construction equipment used on this site will be typical backhoes,a small CAT and grader,and roller.These equipment will be used in accordance with the City of Renton requirements.The measures to be implemented during construction to minimize dust,traffic and transportation impacts,mud,noise,etc.will be adhered to the mitigating measures proposed under the SEPA requirements. Erosion control measures will be implemented during construction, such as silt fences,temporary ditches and ponds. Detail erosion plans will be prepared showing control facilities. March 15, 2002 Mr. Neil Watts City of Renton 1055 Grady Way South Renton, WA 98055 RE: Elle Rain Place Preliminary Plat The preliminary plat of Elle Rain Place includes the request for a modification from the City Improvement Standards, 4-9-250D,to reduce the pavement width from 32 feet to 28 feet and right-of-way width from 42 feet to 34 feet for construction of a residential access street. The following justification for the above-referenced modification is written in a format acceptable to the Hearing Examiner. a. "will meet the objectives and safety,function, appliance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgement;and" Discussion: The modification request is to waive the requirements of asphalt pavement width of 32 feet measured from curb-to-curb and provide a 28-foot pavement width from curb-to-curb to serve the proposed eleN en-lot subdivision.Five-foot sidewalks will be included on both sides of proposed 28-foot pavement. The reduction of right of way to 34 feet,will provide sufficient width for a five-foot sidewalk on the west side with one-foot clearance from the back of sidewalk to the west property line,and a 28-foot traveled road section. The easterly sidewalk will be placed over an easement from adjacent lot(Lot 11). A narrower right of way and pavement width will provide the necessary 60-foot minimum width for a residential corner lot. Street signs along this stretch of roadway will be installed to prohibit street parking. h. "Will not be injurious to other properties in the vicinity; and." Discussion: Granting the modification will not impact adjacent properties and it will provide adequate roadway width for vehicles to maneuver through this section of roadway and will conform to the intent and purpose of the City of Renton code. The addition of restriction signs along this stretch of roadway will provide adequate access to the proposed development.Therefore, the applicant feels the modification is necessary in order to develop the site in such a manner to ensure the rights of the property owner,which would be enjoyed by other properties in under the similar circumstances. c. "Conform to the intent an purpose of the code; and. " Discussion: Granting the modification will not impact adjacent properties and it will provide adequate roadway width for vehicles to maneuver through this section of roadway and will conform to the intent and purpose of the City of Renton code. The addition of restriction signs along this stretch of roadway will provide adequate access to the proposed development. Therefore,the applicant feels the modification is necessary in order to develop the site in such a manner to ensure the rights of the property owner,which would be enjoyed by other properties in under the similar circumstances. DEVECIrYLOPMOF ENRENTOT PI-NNNING APR 2 2 2002 RECEIVED Mr. Neil Watts March 15, 2002 Elle Rain Place Preliminary Plat d. " Can be shown to be justified and required for the use and situation intended; and Discussion: Granting the modification will not impact adjacent properties and it will provide adequate roadway width for vehicles to maneuver through this section of roadway and will conform to the intent and purpose of the City of Renton code. The addition of restriction signs along this stretch of roadway will provide adequate access to the proposed development.Therefore, the applicant fc els the modification is necessary in order to develop the site in such a manner to ensure the rights of the property owner,which would be enjoyed by other properties in under the similar circumstances. e. "Will not create adverse impacts to other properties in the vicinity. (Ord. 4517,5-8-1995) Discussion: The modification request is to waive the requirements of asphalt pavement width of 32 feet measured from curb-to-curb and provide a 28-foot pavement width from curb-to-curb to serve the proposed eleven-lot subdivision. Five-foot sidewalks will be included on both sides of proposed 28-foot pavement. The reduction of right of way to 34 feet, will provide sufficient width for a five-foot sidewalk on the west side with one-foot clearance from the back of sidewalk to the west property line,and a 28-foot traveled road section. The easterly sidewalk will be placed over an easement from adjacent lot(Lot 11). A narrower right of way and pavement width will provide the necessary 60-foot minimum width for a residential corner lot. Street signs along this stretch of roadway will be installed to prohibit street parking. Based on the justifications identified above for the Elle Rain Place preliminary plat,the applicant requests this modification from the City Code to be approved. PROJECT NARRATIVE FOR ELLE RAIN PLACE PRELIMINARY PLAT Site Location: The subject property is a 1.78 acre site located in the northeast portion of the City of Renton. It is bounded on the south by NE 17th Street; on the west by a Renton Housing Authority multi-family project and a Puget Sound Energy transmission right-of-way; and on the north and east by existing single family development. Topography: The site is moderately hilly,with slopes ranging from 12 to 26%from west to east. There are steeper slopes of 26%to 32% along the northeast edge of the site and in portions of the area of proposed lots 1 and 2. Grading for the plat will be limited to the road rights-of- way and is expected to include about 345 CY of material, which the applicant anticipates will be used on site. (Some minor amount of unsuitable material may be disposed offsite,but whether such material even exists on the site is not known at this time.) Site Zoning: The site is designated Single-Family Residence in the adopted Comprehensive Plan and is zoned R-8, which provides for a minimum lot size of 4500 square feet, a maximum density of 8 units per acre, and the following setbacks: front and rear yards—20 feet, side yards —5 feet(on interior side lot lines). The proposed lots will comply with these requirements. Lot sizes range from 4519 to 8959 square feet. The proposed density is 6.18 units per gross acre and 7.5 units per net developed acre. Existing Use of Site: The site currently contains an existing house on lot 2,Block 1 of Honey Creek Park Plat. This house will be rotated and relocated on proposed lot 11 in the Elle Rain Place plat. There is a second house currently under construction on what will become lot 10 of the proposed plat. Access to the house under construction is by means of an existing access and utilities easement in the area designated as parcel "A" on the proposed plat. Site Vegetation: The undeveloped portions of the site are currently vegetated with several trees and underbrush. A Tree Cutting Plan is included with the application to delineate clearing limitations. Clearing will be limited generally to the road rights-of-way and future building pad locations_ Stormwater Controls: The pre-development stormwater flow pattern is generally sheet flow across the site from west to east toward Honey Creek Canyon,which is located 250 to 300 feet northeast of the site. The plat will include stormwater controls in accordance with applicable City Code requirements. A Level 1 Stormwater Analysis is included in the application materials. Site Access: Access to the site fo► telt of the eleven Iots will be via a short cul-de-sac from NE 17th Street. The access road in the cul-de-sac will be improved with a 28-foot wide asphalt road with curbs, gutters, sidewalks, stormwater controls, sewer and water utilities, all constructed to City standards. No grade on the access road in the cut-de-sac will exceed 15%. The remaining lot will be served from the east by an existing driveway_ DE1/ELOpME CI OF ENTVT VIING APR 22202 RECEIVED Approval of the plat may require a waiver from the Renton City Code§4-6-060(G)regarding a second access to plats served by dead end streets which are longer than 700 feet in length. The details of this issue are set forth below_ Issue regarding Second Access: The primary access to the site is from the south from NE Sunset Boulevard via Newport Avenue NE,NE 17th Street,Monroe Avenue NE,NE 17th Place,and the segment of new road in the cul- de-sac described above. This combination of streets comprises a single"dead end"street approximately 1010 feet long. Renton City Code 4-6-060(G) requires a second access for plats otherwise accessed by a dead end street 700 feet or longer. With the exception of an emergency route through the Renton Housing Authority site(described below),there is no possible second access to the proposed because Honey Creek Canyon prevents any access to the east or north and all of the properties to the south and west are developed without possible location for a new road connection to the Honey Creek Park subdivision or the site of the proposed plat. At the pre-application meeting on the project,Elizabeth Higgins and Jim Gray raised the issue of the need for a second access but also indicated that this requirement can be satisfied if there is an emergency access route that is available to fire,police and other emergency service personnel. There is an existing paved 20 foot wide access road located on property owned by the Renton Housing Authority,which could genre as a second or emergency access to the site of the plat, as well as the existing neighborhood around the plat. The City of Renton has been granted an easement for utilities and access across this easement and an easement for emergency vehicles in this easement. When the City granted approval for the Renton Housing Authority project, it waived the second access requirement of RCC 4-6-060(G)provided this easement area was paved to serve as an emergency access. At the pre application meeting, City taff raised a question about whether the City's easement across the Renton Housing Authority property would permit its use for emergency access to properties other than the Housing Authority site itself. The easement that was recorded to satisfy the condition of approval for. the Housing Authority project is unclear. The document is entitled "Utilities Easement"but the actual text of the easement states that the easement is: For the purpose of constructing,reconstructing, installing,repairing,replacing,enlarging, operating and maintaining utilities and utility pipelines,including,but not limited to, water, sewer and storm drainage lines, together with the right of ingress and egress thereto,without prior institution of any suit or proceedings of law and without incurring any legal obligation or liability therefore. [Emphasis added_] The applicant's lawyer,Bob Johns, and the City Attorney,Larry Warren, have discussed this issue and it is their conclusion that the Housing Authority easement does not appear to give the City a clear right to drive on the easement for any purpose other than to maintain the utilities in that area. This would appear to be inconsistent with the condition of approval for the Housing Authority project,which did require creation of an emergency access easement in this area, as 2 well as a utility easement. Because of the uncertainty about whether the City has an emergency access easement across the Housing Authority site,the applicant is requesting that the City(1) clarify with the Housing Authority whether the City does in fact have an emergency access easement right, as contemplated by the original approval of the Housing Authority project, and (2) grant a waiver of the requirement of RCC 4-6-060(0)to either allow the emergency access road through the Housing Authority site to serve as the second access required by the Code if the City has an emergency access easement in that location or, alternatively,to waive the requirement of RCC 4-6-060(G)because no feasible location exists for the creation of a second access road to the proposed plat. 3 April 9, 2002 Jeff Rieker � Clt'OF�P 618 Park Avenue N �EMONNING 110!":4111 Renton, WA 98055 APR??Z©O RE: Elle Rain Place TIA VED Dear Jeff: Per your request, Transportation Consulting Northwest (TCN) is pleased TRANSPORTATION to submit this traffic impact analysis for your proposed Elle Rain Place CONSULTING project in Renton. The project vicinity is shown in Figure 1. NORTHWEST According to the preliminary site plan, the development consists of an 11 2rvision of T(W, lot single family subdivision with access via Monroe/l7`h/Newport to SR 900, Sunset Boulevard. This development will encompass one existing home (which will be shortened and reoriented to remain on lot 11) for a 1607 E. Main St net increase of 10 single family homes over the existing condition. The Auburn, WA 98002 site plan is shown in Figure 2. Trip Generation To evaluate this project's impact on traffic, we first looked at trip generation. Trip generation for the project was computed using standard ITE data. Trip generation is based on Single-Family Detached Housing (LUC 210) with 10 being the amount of dwelling units. A copy of the relevant sheets from ITE Trip Generation is attached. The PM peak hour and weekday trip generation was computed using the average rate method as shown in Table 1. Table 1 Elle Rain Trip Generation PM Peak Hour Trip Generation PM Pk Hr Entering Exiting DU 10 Directional Distribution 100% 64% 36% Rate: 1.01 (LU 210) Trips 10 6 4 Weekday Trip Generation Weekday Entering Exiting DU 10 Directional Distribution 100% 50% 50% Rate: 9.57 (LU 210) Trips 96 48 48 Notes : Italic Items Calculated from Inputs Ph (253) 931-0506 Fax 253-333-234I tmiller@tcninc.com www.tcninc.com There will be 10 new trips generated in the PM peak hour. Of these, 6 will be entering tips and 4 will be exiting trips. Similarly daily new trip generation was computed at 96 trips, with 48 entering and 48 exiting trips. Exiting PM peak hour turning movement volume data was gathered for the intersection of Newport and Sunset. This data is attached and summarized in Figure 3. Site generated trips were distributed in accordance with the existing traffic patterns at this intersection and are shown in Figure 4. After the development is constructed the traffic volumes shown in Figure 5 will result. Capacity computations of the signalized study intersection were performed using the Synchro 5 software package. This computer program was developed by TrafficWare as accurate representations of the Special Report 209 "2000 Highway Capacity Manual"methodologies. Outputs from the programs are included in the Appendix. Level of Service(LOS)was calculated for the study area intersection noted above. For the case of unsignalized intersections,the LOS of the stop controlled movements and left turn movements are calculated. The delay value established for each LOS criteria from the 2000 Highway Capacity Manual is listed in Table 2. Table 2 Unsignalized Intersection Level of Service Criteria Level of Delay per Vehicle Service (sec.) A =10 B >10 and=15 C >15 and =25 D >25 and=35 E >35 and=50 F >50 The results of the unsignalized intersection analyses are summarized in Table 3. Mr. Jeff Kicker Page 2 Table 3 PM Peak Hour Unsignalized Intersection Level of Service Summary 2002 w/o Project 2002 w/Project LOS Delay LOS Delay A Delay A Delay Newport&Sunset (A-F) (Sec.) (A-F) (Sec.) (Sec.) °/, SB C 24.9 C 24.9 0.0 0.0% EB LT B 0.1 B 0.1 0.0 0.0% Table 3 shows the SB approach operates at LOS C without and with the addition of the site generated trips. The EB left turn movement operates at LOS B without and with the addition of the site generated trips. In summary,no increase in delay and no letter grade change in LOS occurs as a result of site generated trips. Conclusion The study intersection level of service is not adversely affected by the addition of site generated trips. No traffic impact mitigation is required by this project other than the standard$75.00 per weekday trip fee implemented by Renton. This fee totals $7,200.00 for this project. Thank you for allowing us to serving you on this project. If you have any questions or if you need further information,please feel free to call me at your convenience at 253-931-0506. Sincerely, TRANSPORTATION CONSULTING NORTHWEST G. Timothy Miller, PE ,‹` ov�. 4{c NA Principal � p Q �'> e, EXPl:23:9N-A3-1'11 /•2cOJ Mr. Jeff Rieker Page 3 . . • A N : ,. ,.: IV/YE Y• lPrEk•:-: 'T l----; ST t ' tiE 20TH ,......, ......_1_, ... ,„._,.......„... :,:•)) T•f; 20T11 -A '>:? ,- ,,,- ,.„ ''.--- , -- L 1 , ---„, 0P121.1 ,SIAC:L::`' •, =i . , -.. T:‘,. S I j , x „ ' I -..,. 1 E ] . ,. _ NE 1'...,I 1•, ,F•,. ! < 1 < ,. ., .. „,,_, 4 i 8,,,11 sT ,, — , ; ;-.1;- • 1;pf-/Ai,rci.:71..cTiVi _;'' ' . -...• t _. t....... a - „ ) NE i),.;:Tit `.; •";t:::;';'-:: ' c,..; r... • )13 :. Y0, S I - -....‘ f-- V) A N \\((• ': M ir•. :hE i ., ),: •--. ‘‘e.,-; :.----) 2,-;,?. I 16TH ,i-L ST a ,.--., 4:21 ., -,...!.. .., , . ';----- ,"„) ,L...1 i ,‘,.. ‘,„' i-4.1, ` C;• ---,., 1-..J 1 T: >. , ."-- NE ; ; w _, „.,1. ....,. ,',.., 14111 .•:_-_.,i -,..,-; ).,;,1„. / t--•••) 11 I or';; TIE i 13Til ST / 11411 ,r; , :.,--:; :-.,': S '•3i , • irr. . _ .±:rf i t4E .q..•,..i:- --,' cc! ,• ' ST 1.1.1 ; . , i--- < ' -1 1 zTH ›.. , , . .- ,ST NE 12TH ST I ,Ny j.r„,; ,,,„, , ; ; /.„,-• -, c_.); (,) ;,„(„.j,..;),4,t /p,..3 /'•;',77' -../ : ';''',.)-!, :CD I r,,,;;;•-; ,x;!z 1.•.1' I ' = 1 ! •-• ••••,;(),. 4s" ) c:Ji' .,:.,,_:,i ;,,,,<;:" ,:te • ,;:, -1.,'.J1'';'1i; -4-7' t..,j i::::0 I 1 Tti ;11ti EST;ii , ' k.P\ •r•;.,, , r, 4;Z.'i N E 1 0,11 e ce 1G-) _11E, 1011-1 ST r .... , . '''r,,-;-•-!- i '-,- ; ; 02000 Thomas Bros.Maps TRAH1SPORTATION • PI-0 CO.: SUL:TING Figure 1 ' NORTHWEST - Project Vicinity Elle Rain Place A N {— OaaO ai.01 MSl `J — — — — — AI.aY .. N . • \ v.A ..,,st , •,,,w '4 1 -'V 31A wit1 \ 0 '1. amna 'P�+ .1 n.» I .1 an t. i aav laa _ ,,._.... �r4' • 5 ' E.\ `s` -� L -...h ® z r sa a IW.own I 4I�waI TL 35 T (' n�o aEaArt • 1 \ m02) �, i 7.7"''' `.., \ 74 .Z=-. aa.a _ I PARCEL A \\ \\ ~ 4p 9- Iaafa1� \ 21 �µyy --_y•.00 'G9 Af OaJa' `r \ ..R JJ�- . -_ \ 8 e, AM�.aa a. Tr . ' u.,'�a iZ,. ..war IL 2war L _ I II: _ ._-y 1 ` - SB8V9 10 E 9J.65'j-� 1 I IIH I 1 ; .,� Ulf p ,`' 1 I ` I Qs —r b a,a�.;. J -- i7 I 3I 1 14 4 1 1. LOT 1 n I j 1 1o_u rAs 1 i a aa: LOT 3 LOT 4��,x"'°' LOT 5.- ,,v, /1�11 i �1r � 11 . rIm yb1�' HONEY CREEK PARK �__ HONEY REEK A _ fla �' y 1I!1 r _ _ \, _ f RV AEHA4, ' ° I gip sa mar _ I od 11 _. ua(N CASE __ / t not - - µS„ I i I I I "°E I = I I TRANSPORTATION Figure 2 CON 5 U L T I N G Elle Rain Place NORTHWEST Site Plan .dw,irm,j P'\.l.a. N a� �::! aa991` < 1003 ;7i � tdL2��TH ST �f ��i t o� _,� OiN �T` ��F ; yc t ; 1 TLtJ r L�cTitr. _—� ixAr,,li _ �. SITE 11P� U j 'cr 11 "TA "., 4s.1 I p,- 1'TH $ IS T H ST f r1 `� iiii fiivv • �'� _ y Y''' d .• ._ i \\F 16TH i_. T S �1c r '?. _ .',c li �,.vi-, t . x I.IE 1.� H PL • I}TT //ID Kr ( ,; -' ,. �, ilt'. <_} .. tiE rIE liTf3 s� 1,4; - _. ' r cJ,''u X i 05 7 © 1'TN , �• x 6 f z w; i >-: 13 71 V. 2. '6. of : tlL 12TH a ST NE 12TH ST . ;� 2.'J0 r,ry .+.. Gr,�}y) c, strt; i -t,"� J, f4 FL'rr `•!�� W �1Z atir O i �r ; f , l� %" I IlE IITH i x �� �rC 4, �'t. to i �� Z �, r'S * 1 ME IITH ST ,� illk ,k) ;:-: Q {f ME luTlt RE . i i _ rty rh _ 14�... Cr PL z ; r ,--s 1,1E 11111 ST I NE 02000 Thomas Bros.Maps ON LT LEIN I EI Figure 3 ' NCRTHWEST 2002 PM Peak Hour w/o Project Elle Rain Place A N (---,..., :------ ,20TH ST 1 -, (,,,,.-._ , ' -74,,,, ,1,1.,e,-;-93.1.rzt s T _.....ti E.; -- -----,-- — 1 ;T.,,.,I:,;..,).) NE r,,r.'0 T/I .STi'-,.,,•\..,•:.:1-- •*c--.-",,,-''- ' '.C, Ir r==., !'! , ......i .....„.i III=TH L ri = = IIIIII tvptAtie Ap; ; NE D Ti:1„ :,...' -.... 2.j SITE .,„„ L.,1 „ ( I 16111 ' != 4 .....,, !P,11=cIX !I;III r I,.!!.-<1...CI0 ---1=:? PEY 1 > c.) -, < PiA 1,.., cc,, , '-‘-i'T .,--' & , -4• -i-Z,1,..:;',,,,-":, J ,...,,,,',., - •---r-_,T--- ,, Ff. 16Tti!<43 1 ,.:S T cl %,, .,1,,) i.,,A= <!:) _ i -- . III.,•'''.-......,,,- , II-4==:tiII:I,,,,, -- . . : , -,- , ' ' c 'i-) ..--- •,,). . ....- 7! ''.; ,, .,,-- "--,- . .; .- :-- v); 7.1..---;-., f .,1',!: -• •...=.4--i —: ‹. ,-i-- ilTif I/r n ,z. / <; .2..; NE '-' HE .1.:',71-1 PL ,-_,T-- 1744; .rn= , c --.; -,E7.; ' ; , <...., ..., .___ II:5 ' '.-1 ......, -- , ;,1. 5 , ..;.,,. u...,; 1111 l'14:3E-Tii 1 it4,-: "-L"' TIE 13TH ST / ci°11,4.1 -1' - 1--- -.) //:,:'.", -,^-, ' NE,' 11711 ST-7,;!::: , -.4 . ..._, D._ o I.. c:, .... .,[ NE ,---i 12TH '. ST NE 12TH ST I -,: - , ) :.-,,,-.: I ' H1 0, , ,,...., ,.... „-4.,, ..,,,--t, //, pi; c ..t.1(, 1-7`-- St 4,,,.:i , .„,.. . ,, -- W.I.1.,) CO!?i7., /c - a .‘",,,' --- , PL i..,..1,- , , kr! . - !.. TIE 11Tli t-------1- ' ,---, c=i /PO '',',/ ... ..., ,,,.,.'ij, , ..II ,, j .! wi ,= ..-*= . --- - / ! ',..•! -9()0 - '-,. ' ^, s,-;:j,,-..1.:t, ,74.44,7/1,71., *, : .. , ,( TIE, ol(all :,1EPL:,1,,,...,, _,,, t- -,-- 1,1‹,) ..,,. --- ',1 !....) ---------- ...,.., <,,,-..if, — <>,; —j 4„ - , #, `,.• , , ,,, . NE \'`,,z, ',, . , i . 'e ‘ot , >, 1,1E L "" 0 H ' ;) I----• i •i 1 o2000 Thomas Bros.Maps r. TRA\ISPORTATION immouggil Figure 4 • NORTHWEST PM Peak Hour Site Generated Trips Ville Rain Place A 126' t< Sy I . 6 991 a <'1003 __)---.,,,_,, 72 «L 21'TH l ST 3` 4,. fi_ � �t T ,1 �, .T P, w, SITE `OPEN.`sp,4ce:'-Z .1 lv E� aZT r ir° z 1� H ST r � �,IlA17'j , . � ti<r kEi ( :y ; - Q r" �-, l �, . lv.- ,r --''‘IF ; '16TH `5 'a, ST �s \� � �� r E s s 17 f<i 1 l t,a' CI. �Q ..: _ O r 1Ti u _ • 47 . ‹C' wi P11- y irt r rn" >1t,. r; • NE PL11T1i /� t r7 uE- 14TH �, - ' ' 'T a <.i ,I A.', Hi 1 N 311i Si13u u i i `T '} Y • 1'TH ' , % 04Lw I\ ',.:i 1 : �( taE 12TH y Li on i a;-: 'ST NE 12Ti 5TL1 lai z ' f -i . wµi 0.I 2ri,Z,) "" C i '4, '), P� I11'2.100 j � r $ fter t x Af = ; j NE llTH Tµ it F4 IIE HTli Pl 21111k . 3 `',733 �-:,,33, w W p) N E „„ 33 r i Z NE 101 i SR a. =i4. ,L-) HE 101H ST / l ;;;YiN NE 02000 Thomas Bros.Mao poTRANSPORTATION Figure 5 co. Elle Rain Place N 0 1 T H W E S T 2002 PM Peak Hour w/ Project ,dimion y"T:.\;Inc. Single-Family Detached Housing (210) Average Vehicle Trip Ends vs: Dwelling Units On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Number of Studies: 294 Avg. Number of Dwelling Units: 216 Directional Distribution: 64% entering, 36% exiting Trip Generation per Dwelling Unit Average Rate Range of Rates Standard Deviation 1.01 0.42 - 2.98 1.05 Data Plot and Equation 3,000 X X co c 2,000- W a X a� U • N X XX • II 1.000 - • � F X, X • X X `.,• !�. Xe,� 0 0 1000 2000 3000 X=Number of Dwelling Units X Actual Data Points Fitted Curve Average Rate Fitted Curve Equation: Ln(T)=0.901 Ln(X)+0.527 R2=0.91 Trip Generation,6th Edition 265 Institute of Transportation Engineers Single-Family Detached Housing (210) Average Vehicle Trip Ends vs: Dwelling Units On a: Weekday Number of Studies: 348 Avg. Number of Dwelling Units: 198 Directional Distribution: 50% entering, 50% exiting Trip Generation per Dwelling Unit Average Rate Range of Rates Standard Deviation 9.57 4.31 - 21.85 3.69 Data Plot and Equation 30,000 X c 20,000— W — Q 3 X I— V a) d X 10,000-' X X x � X X 0 I I 0 1000 2000 3000 X=Number of Dwelling Units >C Actual Data Points Fitted Curve Average Rate Fitted Curve Equation: Ln(T)=0.920 Ln(X)+2.707 R2=0.96 Trip Generation;6th Edition 263 Institute of Transportation Engineers HCM Uns'gnalized IntersecuUl i Capacity Analysis 4: Sunset & Newport 4/8/2002 Movement EBL EBT WBT WBR SBL SBR Lane Configurations ++ Sign Contro Free Free Stop Grade 0% 0% 0% Volume (veh/h) 8 991 1003 4 4 8 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Hourly flow rate (veh/h) 9*1077 1090 4 4e 9 Pedestrians �t� ra r Lane Width (ft) � ��x� �� . ��,� �- �'� x Walking Speed (ft/s) Percent Blockage r � Right turn flare (veh) Median type n. :, None` Median stor ige veh) vC, conflicting volume 1095 '"' 1648 547 vC1, stage • conf vol vC2, stage :'. conf vol z tC, single (s) 4.1 6.8 6.9 9 I ) x , tC, 2 stage s , � � ��. "" � <. .>�. o, tF (s) 2.2 3.5 3.3 � p0 queue free % 99 _..._ # S 95 98 - , - cM capacity (veh/h) 633 89 481 Direction, Lane# EB 1 EB 2 EB 3 WB 1 WB 2 SB 1 Volume Tot 9 539 539 727 368 13 Volume Lefi 9 0 0 0 0 4 Volume Rigl it 0 0 0 0 4 9 cSH 633 1700 1700 1700 1700 194 Volume to Capacity 0.01 0.32 0.32 0.43 0.22 0.07 Queue Lenc th (ft) 1 0 0 0 0 5 Control Delay (s) 10.8 0.0 0.0 0.0 0.0 24.9 Lane LOS B C Approach D 3lay (s) 0.1 0.0 24.9 Approach LOS C Intersection Summary Average De ay 0.2 Intersection Capacity Utilization 40.3% ICU Level of Service A Elle Rain PI,ice Subdivision 5:00 am 4/8/2002 2002 No Project Synchro 5 Report T.Miller Page 1 TCNINCAU 3U-ST51 HCM Un:,ignalized Interseu1tuii Capacity Analysis 4: Sunset & Newport 4/8/2002 --► k. \r 4/ Movement ESL EBT. WBT WBR SBL SBRr . ..„ w..w , ,,,,_ x, F„,_,�.,x. Lane Confiqurations ) atM tt. V Sign Control Free Free Stop o34 � ;�� .- i Grade 0% 0% 0% Volume (veh/h) 12 991 1003 6 5 11 " ,. 1,------ - �� ' ' 17:W ail Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Hourly flow rate (veh/h) 13 1077 1090 7 5 12' Pedestrian: ,. `°A 'Y : .3k �* ..�.,ia��c'fir k- ash ` R a�` �. % Lane Width (ft) 1 � 1 161 , m �` . illit Walking Speed (ft/s) Percent Bic ckage t1 rit Right turn fare (veh) Median type. None wr µit Median stogy age veh) vC, conflictng volume 1097 7'_,, 1658 548 ;� � _ q 1 ,�> �W r'r > A � 1.4 vC1, stage 1 conf vol �+ vC2, stage 2 conf vol ;� 1 �� 7 ' m _.. �°� i..�� � � `; tC, single (: ) 4.1 6.8 6.9 tC, 2 stage (s) . . - 7 j� :g > J .; :ems'#+ �-'.R d :„:.<,A tF (s) 2.2 , 3.5 3.3 free % ! 98 �� A p0 queue _ > s��� �' 94 4.� 98 ., cM capacity (veh/h) 632 87 480 Direction, Lane# ''EB 1 EB 2 EB 3 WB 1 WB 2 SB 1 Volume Tot 3I 13 539 539 727 370 17 Volume Lel 13 0 0 0 0 5 � 41 ,. Volume Right 0 0 0 0 7 12 cSH 632 1700 1700 1700 1700 199 A wf 4 Volume to Capacity 0.02 0.32 0.32 0.43 0.22 0.09 Queue Len jth (ft) 2 0 0 0 0 7 : 4 a �` Control Del iy (s) 10.8 0.0 0.0 0.0 0.0 24.9 Lane LOS B C i 4a Approach C elay (s) 0.1 0.0 24.9 P � ���� � Approach LDS C .. . ,-, � � i. '- `'i Intersection Summary Average DE lay 0.3 _x,' - -. Intersection Capacity Utilization 40.3% ICU Level of Service A Elle Rain Place Subdivision 5:00 am 4/8/2002 2002 with Project Synchro 5 Report T.Miller Page 1 TCNINCAUBU-ST51 f ' CITY OF RENTON MEMORANDUM DATE: July 10, 2001 TO: Elizabeth Higgins OFF ELO FROM: Arneta Henninger X7298 OF EP�NN� 9 NTON NG SUBJECT: RIEKER SHORT PLAT PREAPPLICATION APR c 2 2402 3400 BLK NE 17TH PL RECEIVE D NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN THIS REPORT: The following comments on development and permitting issues are based on the pre- application submittals made to the City of Renton by the applicant. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision makers (e.g. Hearing Examiner,Boards of Adjustment,Board of Public Works and City Council). Review comments may also need to be revised based on site planning and other design changes required by the City or made by the applicant. I have reviewed the preapplication for this 6 lot short plat located in the general vicinity of NE 17th PL & Monroe Av NE in Section 4-23-5 and have the following comments. ACCESS • Projects that are proposing streets longer than 700' are required per City of Renton code to provide two means of access to the site and fire sprinklers in all houses beyond 500.' This project would need to show the location of the secondary access to the site at the time of formal application. The code does allow two options 1) that the applicant may request a variance from the Hearing Examiner or 2) if the applicant can secure an access easement from an adjacent parcel that it be allowed to serve as the secondary access (said access would be required to be 26' in width with a minimum of a 20' paved section). STREET IMPROVEMENTS: • Street lighting is required to be designed to City standards and installed for a 6 lot short plat. • The Traffic Mitigation Fee of approximately $750 per each new lot shall be paid prior to recording of the short plat. • ,Rieker Short Plat Preapplication July 10, 2001 Page 2 SEWER: • This project is not located in the Aquifer Protection Zone. • There is a 12" sanitary sewer main located in the parcel to the north. See City of Renton drawing S1432 Phase II for details. • There is an existing 8" sanitary sewer main in NE 17th PI. See City of Renton drawing S113 for additional information. • This project is required to install a 8" sanitary sewer main to serve this plat. • The preferred design would be to tie into NE 17th PI if it is possible to engineer it to gravity feed as many lots as possible. Lift stations, may be allowed for one to possibly three lots. • The alternative would be to tie the sanitary into the Honey Creek Sanitary Sewer line (the existing 12" main noted above). Applicant may then need an HPA (Hydraulics Permit Application) from the Department of Fisheries. This will include steep slope issues and sensitive areas issues with the crossing of the creek. A geotechnical analysis for the offsite route would be required. • The applicant is responsible for securing all necessary public and private sanitary sewer easements prior to the recording of the short plat. Specific language addressing the easements can be found in the "Submittal Requirements for Short Plat Recording" handout. • This project is located in the Honey Creek Special Assessment District (SAD). This assessment fee is $250 per lot which is collected as part of the construction permit. • System Development Charges of $760 per each new lot are required. The Development Charges are collected as part of the construction permit. WATER: • This site is not located in the Aquifer Protection Zone. • This site is located in the 565 Pressure Zone. • A 8" watermain extension is required to be installed in the proposed roadway in order to provide domestic water to serve the lots in this short plat and in order to meet the fireflow requirements of installing fire hydrants capable of delivering a minimum of 1,000 GPM. • This proposed short plat would need to install a new 8" main from NE 17th PL to the north then install the main to the west along the south property line of the new lot 1 to the east line of the new lot 6 then extend it to the south to connect onto the existing 8" watermain. • There is a 6" deadend watermain in NE 17th PI which is only capable of delivering approximately 700 GPM. Rieker Short Plat Preapplication July 10, 2001 Page 3 • All plats are required by City code to provide a fire hydrant with a minimum fire flow requirement of 1,000 GPM within 300 feet of any proposed single-family structure. If the proposed single-family structures exceed 3,600 square feet, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structure. This distance is measured along a travel route. Additional fire hydrants will be required as a part of this project to meet this criteria. • Water System Development Charges of $1 105 per each new lot will be required for this project. The Development Charges are collected as part of the construction permit. STORM DRAINAGE: • A conceptual storm drainage plan and report is required to be submitted with the formal application for this project. This site needs to be designed in accordance with the 1998 King County Surface Water Drainage Manuel Level 2 Flow Control. • There appear to be storm drainage facilities NE 17th PI. • The Surface Water System Development Charges of $525 per each new lot applies to the proposed project. The Development Charges are collected as part of the construction permit. GENERAL: • It appears that the Hillside Subdivision regulations might apply to this parcel. • Submit a conceptual utility plan with the formal application. If you have any questions call me at 430-7298. • All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. • All plans need to be tied to a minimum of two of the City of Renton current Horizontal and Vertical Control Network. • Permit application must include an itemized cost estimate for these improvements. The fee for review and inspection of these improvement is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything over $200,000. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. CITY OF RENTON Planning/Building/Public Works MEMORANDUM DATE: July 11, 2001 TO: Pre-Application File No. 01-67 FROM: Elizabeth Higgins, AICP, (425)430-7382 SUBJECT: Jeff Rieker Short Plat Preapplication Comments Applicant: Tom Touma, Engineers & Land Surveyors Project Name: Jeff Rieker Short Plat Project Address: NE 17th Place (approximate) General: We have completed a preliminary review of the preapplication materials for the above-referenced development proposal. The following comments on development and permitting issues are based on the preapplication submittals made to the City of Renton by the applicant and on the Codes in effect on the date of the review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision makers (Hearing Examiner, Zoning Administrator, Board of Adjustment, Board of Public Works, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code and the City of Renton Development Regulations. The Renton Municipal Code is available at the City Clerk's office (7th floor City of Hall), the Self-Help area of the 6th floor of City Hall, and the Renton Public Library. The Development Regulations are available for purchase for $55.00, plus tax, from the Finance Division on the first floor of Renton City Hall. Project Proposal: The applicant proposes to short plat an approximately 1.6 acre property into 6 lots suitable for single family residential development. The property is located in northeast Renton, accessible by easement from NE 17th Place. Land Use Permits Required: Subdivision of land into 9 or fewer lots is considered a short plat. Short plats of 5 or more lots require Hearing Examiner review and decision. City of Renton Planning/Building/Public Works MEMORANDUM Jeff Rieker Short Plat July 11, 2001 Page 2 of 4 The Hearing Examiner makes the decision to approve, modify, or deny the short subdivision. The process, when environmental review is required (as would be in this case), takes approximately eight to ten (8 - 10) weeks, from the time the application is accepted as complete until the Hearing Examiner makes a decision on the short plat application. If appeals are filed, or additional information is needed to process the application, the process can be extended. The applicant is being provided with a complete short plat application package with a copy of this memo. An environmental review will be required because of the proximity of Honey Creek, potential steep slopes on the property, and an access issue (see below for more information). Zoning: The property is in a Residential 8 (R-8) Zone. The Comprehensive Plan Land Use designation is Residential Single Family. The applicant has indicated the subdivided property would be developed for single family detached housing, which is allowed outright in this zone and would be compatible with the existing uses in the area. Density: The minimum density in the R-8 Zone is 5.0 dwelling units per net acre. Because the existing parcel is more than one-half acre in size, meeting the minimum density will be required. The R-8 Zone permits residential development at densities up to 8.0 dwelling units per net acre for parcels more than 0.5 acre in size. Both the area of public streets and of private roads, when they access three or more lots, would be deducted from the gross site area for calculating density. The steeply sloped areas (more than 40% slope) would also be deducted from the gross site area to achieve the net site area for purposes of calculating density. The applicant has not provided information on sensitive areas to be deducted from the gross site area or the area in roads. Therefore, it is unknown whether the proposal would be within the range for the R-8 Zone. A topographic survey, including 2 foot contours 100' from the property boundary, would be required in order to obtain an accurate calculation of acreage net of sensitive areas. Minimum Lot Size: The minimum lot size in the R-8 Zone is 4500 sf. Although lot sizes were not provided, it appears that the applicant is not proposing lots below this minimum size. City of Renton Planning/Building/Public Works MEMORANDUM Jeff Rieker Short Plat July 11, 2001 Page 3 of 4 Minimum Lot Width and Depth: The lot widths and depths, as proposed, appear to be above the minimums for the R-8 Zone of 50' and 65' respectively. Setbacks: The minimum setbacks in the R-8 Zone are: front 20' rear 20' side 5' interior lot Although setbacks are not dimensioned on the conceptual plan, they appear to meet the minimums for the R-8 Zone. Building Height: Building heights in the R-8 Zone are limited to 2 stories and 30'. The applicant has not provided information on proposed building heights. Building Coverage: The maximum building coverage for lots 5000 sf or less is 50 percent of the total lot area. Coverage for lots larger than 5000 sf is 2500 sf or 35 percent of the total lot area, including sensitive areas. Parking: Off street parking must be provided for each lot, at a minimum of 2 spaces per lot, up to a maximum of 4 vehicles per lot. av, pm Access and Transportation: There is an issue related to access that would zkneed to be resolved prior to application for the proposed short plat. The project V4(1/4 1”-would be accessed from NE Sunset Boulevard via Newport Avenue NE, NE 17th rN 05& Street, Monroe Avenue NE, NE 17th Place, then an easement across and Fw '� existing, developed lot (Lot 2 of the Honey Creek Park Subdivision) and a 4vf�ot�.Q-°F RC'second, existing, easement between Lots 5 and 6 of the Honey Creek Park 'v �,t, Subdivision. These streets comprise a single, dead end street. The length of �,��� NOT this dead end street is approximately 1500'. City of Renton Code requires a second access for plats otherwise accessed by a dead end street 700' or longer. Some maps, including the one submitted by the applicant, indicate a public right- of-way (but no road existing on the west side of the property as a possible extension of NE 16t Street. Development of the properties abutting the proposed plat property is restricted by covuenuts inclu ed herewith). The limitation on development includes public roars any er development that does not benefit the Renton Housing Authority residential complex located to the southwest of the proposed plat. It appears from this situation, that the second access could not be from the west. The property abutting to the north and on the northwest is a designated greenway (Honey Creek Greenway) and, therefore, not available for access. City of Renton Planning/Building/Public Works MEMORANDUM Jeff Rieker Short Plat July 11, 2001 Page 4 of 4 It appears the only possible access would be from the east. The nearest public street, not a part of the dead end street system, appears to be on the other side of Honey Creek. For environmental reasons, an approval for crossing this creek may be difficult to obtain. Sensitive Areas: The site is indicated on the City's Sensitive Areas maps as having potential sensitivity to steep slopes, land slides and erosion potential. The required topographic survey would show steep slopes that may be present. As per City of Renton Critical Areas Ordinance No. 4835, slopes 25% to 40% are classified as "sensitive" and slopes 40% or greater are "protected." It appears from the topographic information submitted by the applicant that slopes with a vertical rise of more than 15 feet in excess of 40% may be located within the building area of Lot 1. A variance from the Critical Areas Ordinance would be required in order to grade sensitive or protected slopes. The maximum grade for streets is 15 percent. Note that retaining walls in excess of four (4) feet require engineered drawings and a separate building permit. Honey Creek is downslope from the proposed plat. Honey Creek is a tributary of May Creek. The mainstem of May Creek has been inventoried ("Critical Areas Inventory, City of Renton Wetlands and Stream Corridors", June 1991) as a salmonid habitat for Chinook, coho, and sockeye salmon. Environmental Review: The potential sensitive areas on the property indicate that this short plat would be subject to State Environmental Policy Act (SEPA) environmental review. Such review is required for sites with environmentally sensitive areas. Typical Environmental Mitigation measures placed on short plats include the required Fire Mitigation Fee ($488/new lot), Parks Mitigation Fee ($530.76/new lot), and Transportation Mitigation Fee (approximately $750/new lot). Final Short Plat: The short plat cannot be recorded until required improvements are installed and approved, and a final drawing is prepared and accepted by the City. In addition, any conditions and/or fees must be met and/or paid prior to the recording of the short plat as applicable. A separate application packet is required. Short Plat approval is valid for 2 years from the date of approval. cc: Tom Touma Jennifer Henning Gv3D OM G��Y O1. CITY OF RENTON FIRE PREVENTION BUREAU 4 NTo MEMORANDUM DATE: June 29, 2001 TO: Elizabeth Higgins, Senior Planner FROM: Jim Gray, Assistant Fire Marshal SUBJECT: Jeff Rieker Short Plat, NE 17th St. Fire Department Comments: 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structure. 2. A fire mitigation fee of $488.00 is required for all new single-family structures. 3. Fire Department access roadways require a minimum 20 Foot paved roadway with an approved fire department turnaround. Private streets shall be posted with No Parking signs on both sides. See attached turnaround diagram. 4. All building addresses shall be visible from the public street 5. An approved secondary access shall be provided. If accessing though any adjoining properties, a permanent access easement shall be provided. Please feel free to contact me if you have any questions. DOBSON, HOUSER & DOBSON ATTORNEYS AT LAW PAUL W. MOUSER 229 WILLIAMS AVE. SO. OF COUNSEL: WYMAN K. DOBSON JOHN W.DOBSON P. O. BOX 59 PAUL W. (BUD) MOUSER, JR. DAVID C.DOBSON RENTON. WASHINGTON 98057-0059 FRANK V. DAVIDSON TELEPHONE (206) 255.8641 DEVELOPMENT PLANNING FAX (206) 228-0288 CITY OF RENTON June 25, 1996 JUL n 91995 Mr. Anthony J. Ladner RECEIVED Executive Director RENTON HOUSING AUTHORITY P. O. Box 2316 Renton, WA 98056-0316 RE: Houser Terrace Dear Mr. Ladner: You inquired as to whether the City of Renton Bond Issue paid for the land Northeast of Houser Terrace, which was I presume was Lot 2 of the Houser Short Plat, now owned by the Renton Housing Authority. There is a development restriction in the covenant which effects the property. The development restriction on Lot 2 of the Houser Short Plat is "development shall be restricted to ensure that the natural environments is preserved/enhanced, and that no development is to occur on Lot #2 other than support systems for the residential complex on the adjacent Lot #1." The covenant goes on to say that it will run "in perpetuity with the land here and above described." In my opinion, the Housing Authority of the City of Renton is bound by that restriction and that the road contemplated by the neighbor would be a development prohibited by the covenant. As the covenant now stands, in my opinion, unless the city were to release the covenant, the Housing Authority could not legally sell the land in question. Very truly yours, DOBSON, HO SER & DOBSON Paul W. Houser, Sr. PWH, Sr.:km CITY OF RENTON Planning/Building/Public Works MEMORANDUM DATE: August 15, 2001 TO: Larry Warren COPIES: Neil Watts, Jennifer Henning, Pre-application file 01-67 FROM: Elizabeth Higgins, (7382) SUBJECT: Rieker Short Plat Access Today I received a copy of the letter sent to you from the firm of Johns Monroe Mitsunaga (JMM) regarding the proposed use of an easement to provide a second access to property owned by Jerry Rieker located in the vicinity of NE 17th Street. This memo will review what Mr. Rieker, and others, have been told by staff about the access requirements in order to subdivide the property in question. I would appreciate any corrections you may provide to this information. The JMM letter correctly characterizes the situation with an extremely lengthy dead end street, approximately 1500 feet in length, as the only currently available access to the 1.6 acre property. The code requirement (RMC 4-6-060G,"Dead End Streets") states that "two means of access" are required for streets longer than 700 feet. As a point of fact, the Code requires access, not emergency access only. The "access road located on property owned by the Renton Housing Authority" is not a public road. My understanding is that the Renton Housing Authority (RHA) is a separate entity from the City of Renton, a relationship similar to the Renton School District, so an easement to access across RHA property, to get to the easement in question, would have to be granted to either the City of Renton or Mr. Rieker by the RHA. The easement that has been granted to the City appears to be primarily a utility easement. The right to access is probably associated with accessing the utility facilities for the purpose of maintenance and repair. There is no statement that the easement is for emergency access purposes and there is nothing on the site plan to indicate such an emergency access would be required. There are two covenants recorded that "restrict development" on the parcels located east of the Senior Housing Project Lot#1 and west of Mr. Rieker's property. I have included herewith the covenants and a map indicating the location of the lots referred to in the covenants. Mr. Rieker's property is also shown on this map. The easement referenced in the JMM letter crosses Lot#2 (doc#9109160764). The language of this covenant seems to preclude a potential benefit for properties other than Senior Housing Project Lot#1. CITY OF RENTON Planning/Building/Public Works MEMORANDUM August 15, 2001 Page 2 Included herewith is a letter from the firm of Dobson, Houser& Dobson, June 25, 1996, to Mr. Ladner of the Renton Housing Authority, who raised the question of access to the west across Lot#2. This letter has been the basis for our understanding of the intent of the covenant. As to the ability of the City of Renton to release the covenant, it is our understanding that the land in question was purchased as open space following a referendum or bond issue and would require a similar action for a release of the restriction. If any of the above information is in error or has been misinterpreted by staff, I would appreciate being so informed. Warren I.rtt\ .:::..............:.....:: : ( SE 98t ._ .Tal....... . ....... =_=- 7etV 1 i --- . •°°•°:C _____. ' SE 99tr 1E 24th 10El 1,. Ns :: --------- -- 9209101288, 9209101287, 2: --_-_-- -- ------- - x•E 23rd Pl. 8803170270 • • NE 23rd St. i __-_-__- '" EN 21 st .................... .... ............. 9lO1140964 --_ 7707200920 _ .. . ..... -==___-- -=_=____ N • • 20th St. �� - 9I09160765� N (P. ) 19th 9109160764 t. i 1 : . -• - r .„, , , __ _ . t, , 770 38 7901220619 NE 17th 11 7 .0 02% .8l w • lie i 9112040397, ›' S"' • .9109160763 di 0 (1)I ' w Q)• �I --- . ._ t 6094236• 1 . Q.)' : Illr! • , !-, �, •w , . 1, :,r.f,„1 . , , ,.., .._____ , , , , ,.. . .. ,,, - , 1 QL, , ! :,:.: 0. ._, , !• • . • . , . , -,r4 • . . �' / , ' 8806201135 • ti-� 7811080780 ,1 �' • bears north 17°35'32"east 140 feet;thence northwesterly,northeasterly and southeasterly along the arc of said non-tangent curve concave to the southeast through a central angle of 235°51'39"an arc distance of 576.32 feet;thence south 88°39'35"east along a non-tangent line 385.14 feet to a point on the west line of the east 40 feet of said SW 1/4;thence south 01°20'25"west along said west line 673.16 feet to the point of beginning.Also except the following described parcel: Commencing at the northwest corner of said SW 1/4 SW!/4,also being the intersection of the west line of said subdivision and the centerline of SW 19th Street;thence south 00°47'38"west along said west line a distance of 30 feet to a point on the southerly margin of said SW 19th St.;thence south 89°48'50"east along said southerly margin a distance of 211.73 feet to the point of beginning;thence continuing south 89°48'50"east along said southerly margin a distance of 707.88 feet to a point on a curve to the right,the center of which bears south 0°11'10"west and has a radius of 55 feet;thence southeasterly along the arc of said curve through a central angle of 9109'04"an arc length of 87.5 feet to a point on the westerly margin of Lind Ave.SW;thence south 01°20'14"wet along said westerly margin 570.04 feet;thence for the next 2 courses along the northerly boundary of the parcel recorded under#8612161573,records of King County north 88 39'42"west a distance of 385.13 feet to a point on a curve to the left the center of which bears south 73 27'04"west,having a radius of 140 feet;thence northwesterly,westerly and southwesterly along said curve through a central angle of 117°09'31"an arc length of 286.27 feet;thence north 43°42'27" west a distance of 196.64 feet;thence north 00°20'18"east a distance of 416 feet to the point of beginning. • The owner acknowledges that the City may require property owners within the boundaries of said area to participate in LID#1 and LID#2 as described and set forth in Ordinance 4283, and further acknowledges that the consideration for this covenant shall be approval for the development of the property. • The owner agrees to participate in LID#1 and LID#2 under the terms and conditions set forth in Ordinance 4283. G3 9109160763 Senior Housing Project Lot#1 The SW 1/4 of Section 4,T23N R5E described as follows: Beginning at the center of said Section 4;thence south 01°16'00"west 1305.15 feet;thence north 88°38'42"west 187.58 feet to the true point of beginning;thence north 88°38'42"west 453.04 feet; thence north 1°5'12"east 430 feet;thence south 88°38'42"east 443.66 feet;thence south 00°09'46"east 430.14 feet to the true point of beginning.Also known as Lot 1,City of Renton Short Plat 020-91. • Development restricted to the Senior Housing residential complex with a maximum of 111 dwelling units. R-SA-V-SHPL-ECF-020-91 D5 9109160764 Senior Housing Project Lot#2 The SW1/4 of Section 4 T23N R5E described as follows: Beginning at the center of said Section 4;thence south 01°16'00"west 1305.15 feet to the true point of beginning;thence north 88°38'42"west 187.58 feet;.thence north 00°09'46"west 440.14 feet;thence north 88°38'42"west 443.66 feet; thence north 01°05'12"east 100 feet;thence south 88°38'30"east 642.29 feet; thence south 01°16'00"west 529.99 feet to the true point of beginning.Also known as Lot 2,City of Renton Short Plat 020-91 • Development is restricted to ensure the natural environment is preserved/enhanced and that no development is to occur on Lot 2 other than support systems for the residential complex on adjacent Lot#1. R-SA-V-SHPL-ECF-020-91 D5 93 A( 9109160765 Senior Housing Project Lot#3(Tract A) The SW1/4 of Section 4 T23N R5E described as follows: Beginning at the center of said Section 4;thence south 01°16'00"west 775.16 feet to the true point of beginning;thence south 88°38'42"east 320.99 feet;thence north O1°11'36"east 776.96 feet thence south 88°19'25"east 321.99;thence south 01°16'00"west 775.16 feet to the true point of beginning. (map included) • Development is restricted to ensure the natural environment is preserved(site purchased with municipal funds designated for Open Space Acquisition)and no development is to occur on Lot #3 (Tract A)other than improvements to serve the Honey Creek recreation area. R-SA-V-SHPL-ECF-020-91 D5 9110070843 The south 1/2 of Lot 9,Block 2 and the east 1/2 north 1/2 of Lot 9,Block 2,Hillman's Lake Washington Garden of Eden Div.#7 as recorded in Vol. 16 p. 18 of Plats;together with that portion of Lincoln Pl.NE as vacated by City of Renton ordinance#2961 that would attach by operation of law to said Lot 9. • Site plan review required for any redevelopment of the site. R-097-90 C4 9110070846 Tiffany Park Elementary and the undeveloped area (legal included) • Declaration of Limited Exemption to Special Utility Connection Change G5 9110070847 Talbot Hill Elementary and the undeveloped area and an easement (legal included) • Declaration of Limited Exemption to Special Utility Connection Change H3 9110070848 Lots 10 and 11,Block 1,Burlington Northern Orillia Industrial Park of Renton Division 1, as recorded in Vol. 108 p.12-13 of Plats.A.K.A.301 SW 27th Street. • The owner acknowledges that the City may require property owners within the boundaries of said area to participate in LID#1 and LID#2 as described and set forth in Ordinance 4283, and further acknowledges that the consideration for this covenant shall be approval for the development of the property. • The owner agrees to participate in LID#1 and LID#2 under the terms and conditions set forth in Ordinance 4283. H3 9112040396 That portion of the NE1/4 NE1/4 of Section 31 T23N R5E described as follows: Commencing at the southeast corner of said NE1/4 NE1/4 of Section 31; thence north 89°02'39"west along the south line of said subdivision 370 feet to the point of beginning.thence continuing north 89°02'39"west along said south line 533.34 feet to a point on the southerly right-of-way margin of Carr road,said point also being a point on a non-tangent curve;thence northeasterly 179.62 feet along the arc of the non-tangent curve to the left having a radius equal to 622.96 feet,the right point of which bears north 22°09'29"west through a central angle of 16°31'12".Thence north 51°19'25"east 285.7 feet to the point 94 i JOHNSMONROEMITSUNAGA P L L C Robert D.Johns Michael P.Monroe DEVELOPMENT PLANNING Darrell S.Mitsunaga CITY OF RENTON Hilary S.Franz AUG 1 5 2001 August 14, 2001 DuanaT.Kolou'skova RECEIVED Mr. Larry Wan-en 100 S. Second Street St. PO Box 626 Renton, WA 98057 Re: Reiker short plat Emergency access easement issue Dear Larry: This is a follow up to our phone conversation last week regarding the emergency access issue affecting a short plat proposed by my client, Jeff Reiker. The relevant facts are as follows: • Mr. Reiker has a proposed short plat located on NE 17th Street in northeast Renton in the Honey Creek Park subdivision. The project is a small infill project on a site of about 1,6 acres. • There is existing access to the site from NE Sunset Boulevard via Newport Avenue NE, NE 17th Street , Monroe Avenue NE, NE 17t1i Place, and a short segment of new road that will be constructed by the applicant across Lot 2 of the Honey Creek Park plat. This combination of streets comprises a single "dead end" street approximately 1500 feet long. • The City Code (4-6-060) require a second access.for plats otherwise accessed by a dead end street 700 feet or longer. (The existing neighborhood is in violation of this rule, but was developed prior to the adoption of this standard.) • At the pre-application meeting on the project, Elizabeth Higgins and Jim Gray raised the issue of the need for a second access. This requirement can be satisfied if there is an emergency access route that is available to fire, police and other emergency service personnel. T: (425)451-2812 • F: (425)451-2818 Cypress Building 1500 114th Ave. SE • Suite 102 • Bellevue,WA 98004 • • Mr. Larry Warren August 14, 2001 Page 2 • There is an existing access road located on property owned by the Renton Housing Authority. The City has been granted an easement for utilities and access across this easement and there is an existing paved road in the easement area that would allow emergency vehicles to drive safely across the easement and directly access the Honey Creek Park plat including the Reiker short plat. The use of this access would effectively resolve the second access issue if it is available for use by emergency vehicles. • At the pre-application meeting, the City staff raised a question about whether the City's easement across the Renton Housing Authority property would permit its use for emergency access. I have obtained a copy of the City's easement for the access road on the Housing Authority property. A copy is attached for your review. I have also enclosed a site map for the Housing Authority property which shows the location of the access road. The easement is somewhat unclear. The document is entitled "Utilities Easement" but the actual text of the easement states that the easement is: For the purpose of constructing, reconstructing, installing, repairing, replacing, enlarging, operating and maintaining utilities and utility pipelines, including, but not limited to, water, sewer and storm drainage lines, together with the right of • ingress and egress thereto without prior institution of any suit or proceedings of law and without incurring any legal obligation or liability therefore. [Emphasis added.] This easement has been construed by the City Staff, if I understand their position, to grant the City the right to use the access road for emergency purposes to serve the Senior Housing Project. (Although I am not certain of this, it is my understanding from our conversation with the staff that if the access easement is not usable for emergency access, the Senior Housing project itself would not comply with the.Road Standards for access.) The issue is whether, if the City has the right to use the access road for emergency purposes to access the Housing Authority Project, can it also be used by the City for emergency access to other properties in the area, including the residential neighborhood where the Reiker short plat is located. My review of the easement does not indicate the existence of any restriction that would limit the City's emergency access rights to the Housing Authority property only. However, the City staff was reluctant to resolve this issue at the pre-application meeting JOHNSMONROF.MITSUNAGA PI.LC Mr.Larry Warren August 14, 2001 Page 3 and asked that we investigate further. At that time, I asked if it would be appropriate for me to raise this issue with you and they indicated that would be a good idea. If you could review this issue and advise us of your position, I would appreciate it. If there are any questions or you wish to discuss any aspect of this, please feel free to call me. Very truly yours, (61t/jr Robert D. Johns Enclosures: Renton Housing Authority easement Site map cc: Elizabeth Higgins, Renton Planning Dept. Jim Gray, Renton Fire Prevention Bureau Jeff Reiker 1810-1 ltr to Warren 081401 Direct Tel:(425)467-9960 Email:johns@jmmlaw.com JOHNSMONROEMI SUNAGA PLLC 07/02/01 11:52_ FAX 425 040 9+ _ CHICAGQ. TITLE BI;LLEVUE 1�1008 • 1 t C 1 Watt wZ aWunistsTa or...Ju.<t.;et.* Utilities rri a rile• w wort►wnscwt>.wrs+a BkSt'At1Sfi w.d7L.A.....r. ' ,I I Winn.WA NOS} oftwiam w7 ( : K,\ F pv T1iLi INSIAUMBNT,made Ihl,z dayoE �nvart� 1912 -. i by and be cweca City of RcoI00 • 'and the CrIY of RENT'ON,a Municipal Corporation o[Kmt County,tccittaR<r called'GraruvKs�� ii Washingt an,h.rdrnher called'Grantee.' -it;{l That saM Gratlnt(s),for and In conatdaatiaa of the run of i10.00 paid by Geintaa,and other valuable E P.. ti $ ;. aristderanon,ucelpt of atacis is hereby acictaowledged.do br Was pments,gam lArtaa,s•a. t i, • convey,ey,and warrants moo the saki G its suacessotr and assigns,art asammt u utlLtlas , g ggai51413 1 andaewtr)prith necccsaY 1ppuc9asu.cca wet,under.through,eaosi ind-upott the -3 Wowing described property(the tight o%-nay)In 1 1& 1ng County.Washington.more particularly dcrcrlbcd JJ. asfoaowt: ;' • a ,-' M that pa+Jon of the pared®described on EXhibtt'A',as attached hereto.bia6 within ►i- tb s paced as described ea Exhibit•Ii',as attached hereto. p. i Y; ii r , 2 IWWI t en•.nn.row IF 0.0.-1 i as .ram . i 00°/00 0/17. 63).?3,4(7.iif 47/02/01 11:5. FAX 425 046 987 CHICAGO TITLE BELLEVUE LJ009 v • 0 II • ll ' r`t i 1 ,-• 1 For the purport of con j atnfOth .Icctwatruettag,iootalbas,repairing,replacing,charging.operating and enaLmaining Mil tics end utility pipelines,Including,btu not{m(ted ta,watts,sewer and:coon dramas e — •.y' i lases,topcthcr 1 4th the djht of tocress and cjscss thereto wrathout priorlostilludeul army aft or proceedings of aw sod without Incurring any kcal obligation or liability therefore. Following the Waal 4' l • aOUStitictian Of.0 hvtlsk3,Gr..ng rimy firwn tlztr,l...1 Wnc can JCr aU:h eddideaai bailer i.e It Ural •':e - require. Thus c sum=Is grantedsubica m to the following tonal and coeditlotu: to . I. The Gm...shall,upon completion of any work within the property cowed by the r'zcnmt rd,o c , :', • restore the cue of the casement,and any private Improvements disturbed oc destroyed during I execution of th t work,as nearly as prat tea bit to the condition they wets in inau dtatdy before :-g' - t enmtueocemen.of the work or entry by the Grantee. 2. Grantor th 1.1 multi the RI&to uao rife surface of the=semdtt as tong ss such use does not Interfere with tteC$sctoePt sights granted to the Grantee. Grantor shall not,however,have the tight lee 1,�", i3,t• a o. Erect or aualnwn any butlita s or minimums within the aascmottt;or t b. Plant to Cs,sluubs or V T1ton haring d cep toot pahterus which may rst:so diroagc Ia or p :.. Wei-km with t tc uiJt ea to be placed within the easement by the Gtantoct or t c. Devdoi,tandaep ty ittalty c,or beautify the easement ar way which would unreasonably t.� increase tie Co 4s to the Grantee of miming the cax:mcnt asY5 and any()Over linpruYCsncnis thcrC nt d. No dig ng,tunneling,or other form of cnnstrucdoa acilvittes stall be done on the property l " k which woulb d shush the comp action pardon or uncsnit Grantee's faelUder on thertg}tt�fwny,orendattger the t c C5 lateral support Sei1tte . ,,= '. t� c. No bfis mg shall be done tvuhin Moen(IS)feet of tine riehbokvay. i'. t ram' facts vuxnent fa(1 rust altar the land desenbcd herein,and shall bc btndhg upon the pullet,their heirs, '' Cl) • successors In i terest and asdyts. Gmnunt Covenant Urge they art the lawful owes s of the above +re q • properties end drat th cy hero a good and lawful right to extxutc this sgrcement, -. ht Of - nor= y.—y =a cQ, and - o ' and ._ 3 —_ and ; r, and _ Inxecrttrenvttmit numn,oltigoderd STATE OF wn!IINGTOIV ) SS t. COUNTY OF li INC ) vt I cortify that I know or have satisfactory evidence tut :bl and~`" signed this insl cwnent,on oath stated that he/sho)tha4K4 tMr!aWthaircd m o execute the istsirucnt t end acIuua 'edged it re the ' ` �{.. ,-- dn0 "------ . 0,,..-..-t .1j L--.j 4.o___to be the Mier and voluntary act of tuck p rry/parries foe the uses and p rposes mall ioned to the Instrument ;13 Dxcdry/7e t .. - '4 I •No c In and For 4,�;JS Gte Iof Washington midiag at�.Ga{ati�My appointment expires: iff.,-j Pi-- - • ,yy drown tivannai 11 !'pA'91 fti F C un...tr,l rwrn....,,1 Oval/al i ,�, •. : - ';2•.•. '3g w I n .07/02/01 11: 54 FAX 425 646 98' CHICAGO TITLE BELLEVUE 0 012 • • • fili • 1 I ' 1 No... � �J 'ill ' 'b t rM'iAV!4Wl6R I ;;��`.""� 1s. t.. i`, ,, it 4 F ii. 1..1,j1 . i 4 . , ... ' izi--.. lipp , t Ilia Ael ___-1F---elL— 1 . ;-/ 0 •A . \ I rn I i 1:1. 1 r f \ 2d . 1-0 [ ‘. zg , --w ir) ki---1: . M-. . - ta . Ea_ 1 k j tf 441J 4 i d . er ti I c t^I C O z E. 0 J i ______„\\\'''' • g 11 . • CI 1 _ ,1 o I N„ 1 a \\ ` k(" i l i I t it I I I I -- �L.------i---- a �%_ 1. .1 L_—. art 7Ar CP(YTI ' \ 1 \ _ i ' '.: K '' M 25 x 0 0. Extended Coverage PACIFIC NORTHWEST TITLE COMPANY OF WASHINGTON, INC. A.L.T.A. LOAN POLICY SCHEDULE A Order No. : 470598 Policy No. : 1094-324702 Policy Date: March 29, 2002 Policy Amount: $165,000.00 at 15:28 p.m. 1. Name of Insured: ISSAQUAH BANK, its successors and/or assigns 2. The estate or interest in the land described in this Schedule and which is encumbered by the insured mortgage is: FEE SIMPLE 3. The estate or interest referred to herein is at Date of Policy vested in: PATRICIA L. WILSON, an unmarried person 4. The insured mortgage and assignments thereof, if any, are described as follows: DEED OF TRUST TO SECURE AN INDEBTEDNESS: GRANTOR: Patricia L. Wilson, a single person TRUSTEE: Pacific Northwest Title Insurance Company of Washington BENEFICIARY. Issaquah sank OEVELopME AMOUNT: $165,000.00 C��•OF FN7pNNING DATED: March 28, 2002 RECORDED: March 29, 2002 APR?? �? ry RECORDING NUMBER: 20020329004186 AEC EIv4 14 5. The land referred Co in this policy is in the State of Washington, and described as follows: As on Schedule A, page 2, attached. -1, vV' 1 t0 .01 7nn7 (in to Policy No. : 1094-324702 SCHEDULE A Page 2 The land referred to in this policy is in the State of Washington, and described as follower PARCEL A: Lot 2, Block 1, Honey Creek Park, according to the plat thereof recorded in Volume 59 of Plats, page 57, in King county, Washington. PARCEL B: A portion of the southwest quarter of the northwest quarter of the southeast quarter of Section 4, Township 23 North, Range 5 East, W.M. , in King County, Washington, being more particularly described as follows: Begin at the northwest corner of the above described subdivision and proceed south 88°14 '32 east along the north line thereof 296.00 feet to a point to be referred to as Point "A" hereafter; Thence south 01°50'20" west 103.00 feet; Thence south 61°04'52" east 92.23 feet; Thence south 01°50'20" west 68.00 feet to a point on the north line of Honey Creek Park, according to the plat thereof recorded in Volume 59 of Plats, page 57, in King County, Washington; Thence north 88°09'40" west 376 -00 feet along said north line to the westerly line of the above described subdivision; Thence north 01°16.00" east 212 -58 feet along said westerly line to the point of beginning; (ALSO KNOWN AS Parcel A of King County Boundary Line Adjustment Application Number S91L0103 as recorded under King County Recording Number 9201070581) . END OF SCHEDULE A Extended Coverage PACIFIC NORTHWEST TITLE COMPANY OF WASHINGTON, INC. A.L.T.A. LOAN POLICY SCHEDULE B PART I Policy No. : 1094-324702 This policy does not insure against lose or damage by reason of the / following: t 1.1 EASEMENT AND THE TERMS AND CONDITIONS REFERENCED THEREIN, INCLUDING, \` BUT NOT LIMITED TO, THE FOLLOWING: GRANTEE: Puget Sound Power & Light Company, a Washington corporation PURPOSE: Electric transmission and/or distribution line AREA AFFECTED: The description contained therein is not sufficient to determine its exact location within the property herein described. RECORDED: November 29, 1977 RECORDING NUMBER: 7711291059 AFFECTS: Parcel B _ 2. EASEMENT AND THE TERMS AND CONDITIONS REFERENCED THEREIN, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING: GRANTEE: City of Renton PURPOSE; Public utilities AREA AFFECTED: A strip of land 30 feet in width over, across and under said premises RECORDED: January 3, 1985 RECORDING NUMBER: 8501030452 AFFECTS: Parcel B Said instrument includes a temporary easement over a strip of land 50 feet in width being 25 feet on each side of centerline. 3 . EASEMENT AS DELINEATED AND/OR DEDICATED ON THE FACE OF THE SURVEY RECORDED UNDER RECORDING NUMBER 9108269012: PURPOSE; Landscape AREA AFFECTED: Northeasterly portion AFFECTS: Parcel B (continued) 7.10 'f0011 YVJ SO:ST 7OOZ/80,'t6 Policy No. : 1094-324702 SCHEDULE B Page 2 4. EASEMENT AS DELINEATED AND/OR DEDICATED ON THE FACE OF THE SURVEY RECORDED UNDER RECORDING NUMBER 9108269012: PURPOSE: Existing drainfield AREA AFFECTED: Easterly portion AFFECTS: Parcel B 5. EASEMENT AND THE TERMS AND CONDITIONS REFERENCED THEREIN, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING: GRANTEE: City of Renton, a municipal corporation PURPOSE; Public utilities AREA AFFECTED: An easterly portion of the herein described property RECORDED: September 14, 2001 RECORDING NUMBER: 20010914000068 AFFECTS: Parcel B (✓J'6. ' COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS CONTAINED IN LOT LINE ADJUSTMENT, COPY ATTACHED: RECORDED: January 7, 1992 RECORDING NUMBER: 9201070581 AFFECTS: Parcel B 7. RESTRICTIONS CONTAINED IN INSTRUMENT, AS HERETO ATTACHED: RECORDED: January 14, 1991 RECORDING NUMBER: 9101140964 AFFECTS: Parcel B 8. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BY AND BETWEEN: Bradley P. and Karen E. McElroy and City of Renton RECORDED: November 7, 1977 RECORDING NUMBER: 7711070576 AFFECTS: Parcel B REGARDING: Covenant tO annex to the City of Renton (continued) 'Try 0M0A }'1':1 Sfl: j 7007 '60 't0 Policy NO. : 1094-324702 SCHEDULE B Page 3 9. AGREEMENT AND THE TERMS AND CONDXTIONS THEREOF: BY AND BETWEEN: Bradley P. and Karen E. McElroy and Renton Water Department RECORDED: November 7, 1977 RECORDING NUMBER; 7711070577 REGARDING: Temporary water service agreement AFFECTS: Parcel B 10. Ordinance No. 4025 of the City of Renton, a proposed Assessment District for sanitary sewer service in the Honeycreek Interceptor Service Area and establishing the amount of the charge upon connection to the facilities, recorded under Recording Number 8612031455. AFFECTS: Parcel B 11. ACCESS AND UTILITIES EASEMENT AND THE TERMS AND CONDITIONS THEREOF; RECORDED: November 21, 1996 RECORDING NUMBER: 9611270197 AFFECTS; Parcel B and other property An amendment to this instrument was recorded under King County Recording Number 9705131423 . 12. RESTRICTIONS AND EASEMENTS CONTAINED IN DECLARATION OF PROTECTIVE RESTRICTIONS AND EASEMENTS, AS HERETO ATTACHED: DECLARATION DATED; January 15, 1958 RECORDED: January 20, 1958 RECORDING NUMBER: 4867027 AFFECTS; Parcel A 13 . Right of the public to make necessary elopes for cuts or fills upon said premises in the reasonable original grading of streets, avenues, alleys and roads, as dedicated in the plat. AFFECTS: Parcel A (continued) rn lnnFit 1'v:l SO:ST 7007'R0't0 Policy NO. : 1094-324702 SCHEDULE B Page 4 14 . GENERAL AND SPECIAL TAXES AND CHARGES: FIRST HALF DELINQUENT MAY 1, IF UNPAID: SECOND HALF DELINQUENT NOVEMBER 1, IF UNPAID: YEAR: 2002 TAX ACCOUNT NUMBER: 344950-0010-00 LEVY CODE: 2100 AFFECTS: Parcel A CURRENT ASSESSED VALUE: Land: $82,000.00 Improvements: $93,000.00 AMOUNT BILLED AMOUNT PAID AMOUNT DUE GENERAL TAXES: $2,002.38 $1,001.19 $1, 001.19 AMOUNT BILLED AMOUNT PAID AMOUNT DUE SPECIAL DISTRICT: $1.50 $1.25 $0.25 $5.00 $2.50 $2.50 15. GENERAL AND SPECIAL TAXES AND CHARGES: FIRST HALF DELINQUENT MAY 1, IF UNPAID: SECOND HALF DELINQUENT NOVEMBER 1, IF UNPAID: YEAR: 2002 TAX ACCOUNT NUMBER: 042305-9037-02 LEVY CODE: 2104 AFFECTS: Parcel B CURRENT ASSESSED VALUE: Land: $113,000.00 Improvements: $0.00 AMOUNT BILLED AMOUNT PAID AMOUNT DUE GENERAL TAXES: $1, 300.81 $650.41 $650.40 AMOUNT BILLED AMOUNT PAID AMOUNT DUE SPECIAL DISTRICT: $1.68 $0.84 $0.84 $5.00 $2.50 $2 .50 END OF SCHEDULE B PART I 'rrr ral ,v /.I S0:ST 70o7.'00/t'0 r Extended Coverage PACIFIC NORTHWEST TITLE COMPANY OF WASHINGTON, INC. A.L.T_A. LOAN POLICY SCHEDULE B PART II Policy No. : 1094-324702 In addition to the matters set forth in Part I of this Schedule, the title to the estate or interest in the land described or referred to in Schedule A is subject to the following matters, if any be shown, but the Company insures that such matters are subordinate to the lien or charge of the insured mortgage upon said estate or interest: NONE END OF SCHEDULE B PART II BC/mks 'r;,i ;'rlrirs V' SO: i 70n7. ftu 'to EVELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS LAND USE PERMITSUBMITTAL WAIVED MODIFIED' COMMENTS F ElQU1I7MM tr4T #. BY: BY • Calculations, Survey, Density;Wortksheet 4 Drainage Control Plan 2 Drainage Report 2 Elevations, Architectui al 3 AND 4 Elevations, Grading 2 Existing Covenants (Recorded Copy)4 Existing Easements (Recorded Copy)4 Flood Plain Map, if applicable4 Floor Plans 3 AND 4 Geotechnical Report 2 AND 3 Grading Plan, Cortcer)tual Grading Plan, Detailed 2 King County Assessor's Map Indicat ng Site4 Landscaping Plan, Co 1ceptual 4 Legal Description 4 List of Surrounding Property Owners 4 Mailing Labels for Property Owners 4 Map of Existing Site Conditions 4 PMENiPLANNING Master Application Form 4 pEiLO C.IT`f dF tiEt` 014 Monument Cards (one per monument) , Parking,'Lot Coverage & Landscaping Analysis 4 p,FR 2 2002 Plan Reductions (PM-1 s)4 REC IVEO Postage 4 Preapplication Meetin I Summary 4 Public Works Approva Letter 2 Rehabilitation Plan 4 This requirement may be waived by: /�>-�,L� 1. Property Services section PROJECT NAME: � ,�(CL(L �[ ,/k2 2. Public Works Plan Review Section 3. Building Section DATE: 4/Z-Z-/ O2. 4. Development Planning Section h:\division.s\develop.ser\dev.plan.ing\waiver.xls REVISED 5/17/00 DEVELOPMENT SERVICES DIVISI WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS ND USE PERMIT SUBMITTAL` WAIVED MODIFIED COMMENTS: ;!REQUIREMENTS: BY: B Screeni Detail Street P des:2 Title Report or Plat Certificate 4 Topography Map (5'contours)3 Traffic Study 2 Tree CuttingNegetation Ciearing Plan 4 Urban Center Design Overlay District Report 4 Utilities Plan, Generalized 2 Wetlands Delineation Map 4 , -�fL%` -( .fit, L- i c�z6 m WEUands Paar*ting Plan a Wetlands Study 4 _-? , , '4.y (f Wireless: Applicant Agreement Statement 2 AND 3 'JOY.*$ tort'of Existing Sites 2 AND s tea'; Agreement,;Draft-.2 AND 3 • if Existing Site Conditions.2AND a Map of View Area 2 a ..:.. PhotosrmulatrOn ANrJ3 This requirement may be waived by: //JJ�� 1. Property Services Section PROJECT NAME: z��i e /Q.2-)-1 ,4% L' 2. Public Works Plan Review Section / 3. Building Section DATE: /��1 02— 4. Development Planning Section h:\division.s\develop.ser\dev.plan.ing\waiver.xls REVISED 5/17/00 City of Renton DENSITY WORKSHEET 1. Gross area property: 1. 77, 53 7 square feet 2. Certain areas are excluded from the calculation. These include public roadways and sensitive areas*. Total excluded area: 2. a, orb square feet 3. Subtract line 2 from line 1 for net area (or total of lot areas): 3. 61 //1/ square feet 4. Divide line 3 by 43,560 for net acreage: 4. /yl, acres 5. Number of dwelling units (d.u.) planned: 5. 77 units 6. Divide line 5 by line 4 for net density: 6. 7% d.u./acre //s lots would result in a net density of 7'3 dwelling units per acre. * Sensitive areas are defined as "areas not suitable for development which are included within the City's greenbelt, geologically hazardous, wetlands, or flood plain regulations." DEVFLOPME (City Code Section 4-31-2: Definitions crj q NYOZpi A., G APR 122002 REcEIVED DENSITY.DOC i CITY OF RENTON DEVELOPMENT SERVICES DIVISION AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN(S) STATE OF WASHINGTON ) COUNTY OF KING ) Zdairc leu t:'7 , being first duly sworn on oath, deposes and says: 1. On the f 7 day of l , 20 ifl—, I installed I public information sign(s)and plastic flyer box on the property located at 33/ , /0 /7! l f for the following project: e4e 6 ,-,/, P4 Ce_ Project ame je / / 72/ c/q IN//51:FY1 Owner Name 2. I have attached a copy of the neighborhood detail map marked with an "X"to indicate the location of the installed sign. 3. This/these public information sign , as/w:. - ..n- ruct-1 and installed in locations in le 4 conformance with the requirem- is of Chy'- /Renton Municipal Code. Air Ins'S':natilr or`e"\ SUBSCRIB 4 \9?* . l.to tdtifore me this 1 day of MIA , 20 0`l-. :* I G ,0It PUB��o`ti,�• TARY P BLIC in and for the Sta e of Washington, tI1ti 8' ........ 12siding at KJ 1 OFP$ �\\‘‘��..�— My commission expires on 6 Li . PUBSIGNS.DOC REV.05/00 DEVELOP Cm'OF ENTONNtNG APR 2 2 2002 RECEIVED 12 5. Responsibility for Installation, Maintenance and Removal: The applicant shall be solely responsible for the construction, installation, maintenance and removal of the sign(s) and the associated costs. The applicant must install the sign(s) within one week of the date of application and provide the Development Services Division with a notarized "Affidavit of Installation of Public Information Sign(s)" in order for the application to be considered complete. The applicant is required to maintain the notice board in good condition until the final City action on the proposal. The sign(s) must be removed within a week following the end of the appeal period after the final Council or Examiner decision. If the sign is removed prior to the final action of the Council or Examiner, the applicant is responsible for immediate replacement of the sign. 6. Responsibility for Update of Sign and Installation of Notices of Environmental Determination and Public Hearings: Once the basic sign, laminated site plan, and plastic case have been installed by the applicant, the Development Services Division will post a laminated notice of the project's acceptance at the site as well as fill the plastic case with loose copies of the same notice. The Development Services Division will subsequently be responsible for posting any environmental determination, notice of hearing, and final decision. Several local companies that provide laminating services are Graphics Laminating (425- 251-3583), Highand Packaging Center (425-226-7573), and Kinko's Copies (206-244- 8884). 7. Return of the Plastic Flyer Case to the Development Services Division: The plastic case must be returned to the Development Services Division (6th Floor) prior to plat recording. t1 __TY OF RENTON 1055 S. Grady Way Renton, WA 98055 Printed: 04-22-2002 Land Use Actions RECEIPT Permit#: LUA02-047 Payment Made: 04/22/2002 01:44 PM Receipt Number: R0202177 Total Payment: 2,221.76 Payee: PATRICIA WILSON Current Payment Mad( to the Following Items: Trans Account Code Description Amount 5010 000.345.81.00.0007 Environmental Review 200.00 5011 000.345.81.00.0008 Prelim/Tentative Plat 2, 000.00 5955 000.05.519.90.42.1 Postage 21.76 Payments made for this receipt DEVELopM Trans Method Description Amount Cfly PNTp OF RFA pANING Payment Check #1166 2,221.76 PR 2 2 2002 Account Balances RECE/VED Trans Account Code Description Balance Due 3021 303.000.00.345.85 Park Mitigation Fee .00 5006 000.345.81.00.0002 Annexation Fees .00 5007 000.345.81.00.0003 Appeals/Waivers .00 5008 000.345.81.00.0004 Binding Site/Short Plat .00 5009 000.345.81.00.0006 Conditional Use Fees .00 5010 000.345.81.00.0007 Environmental Review .00 5011 000.345.81.00.0008 Prelim/Tentative Plat .00 5012 000.345.81.00.0009 Final Plat .00 5013 000.345.81.00.0010 PUD .00 5014 000.345.81.00.0011 Grading & Filling Fees .00 5015 000.345.81.00.0012 Lot Line Adjustment .00 5016 000.345.81.00.0013 Mobile Home Parks .00 5017 000.345.81.00.0014 Rezone .00 5018 000.345.81.00.0015 Routine Vegetation Mgmt .00 5019 000.345.81.00.0016 Shoreline Subst Dev .00 5020 000.345.81.00.0017 Site Plan Approval .00 5021 000.345.81.00.0018 Special Permit Fees .00 5022 000.345.81.00.0019 Variance Fees .00 5023 0 .00 5024 000.345.81.00.0024 Conditional Approval Fee .00 5036 000.345.81.00.0005 Comprehensive Plan Amend .00 5909 000.341.60.00.0024 Booklets/EIS/Copies .00 5941 000.341.50.00.0000 Maps (Taxable) .00 5954 604.237.00.00.0000 Special Deposits .00 5955 000.05.519. 90.42.1 Postage .00 5998 000.231.70.00.0000 Tax .00 f ELLE RAIN PLACE PREL. PLAT/LUA02-047 PARTIES OF RECORD Raymond L. Grover Gale E. Zable Cheri Betancourt 3308 NE 17th Pl. 1701 Monroe Ave. NE Elaine Barden Renton, WA 98056 Renton, WA 98056 3424 NE 17th Place 425-255-4143 425-228-6299 Renton, WA 98056 John S. Monroe Mitsunaga, PLLC Steve Huzzy Marty McCombs Attn: Diana Kolouskova 3404 NE 17th Place PO Box 2235 1500 114th Ave. SE, STE 102 Renton, WA 98056 Renton, WA 98056 Bellevue, WA 98004 Clifford & Emma Tucker 3433 NE 17th Pl. Renton, WA 98056 nit '190p //lv/A` Last printed 04/01/03 2:36 PM q ELLE RAIN PLACE PREL. PLAT/LUA02-047 PARTIES OF RECORD Raymond L. Grover Gale E. Zable Cheri Betancourt 3308 NE 17th PI. 1701 Monroe Ave. NE Elaine Barden Renton, WA 98056 Renton, WA 98056 3424 NE 17th Place 425-255-4143 425-228-6299 Renton, WA 98056 Steve Huzzy 3404 NE 17h Place Renton, WA 98056 MICROFIL Last printed 9/3/2002 3:01 PM 1 Laurits& Lily Alvestad Charis Baack James Billie 1100E Wilson.Way PO Box 2798 3400 NE 17Th P1 Grapeview,WA 98546 Renton,WA 98056 Renton,WA 98056 James Blundred Evelyn Brunette Trang&Ruben Chen 3324 NE 17Th PI 1717 Monroe Ave NE 3133 NE 19Th PI Renton,WA 98056 Renton,WA 98056 Renton,WA 98056 • Than& Dayna Chhum City Of Renton City Of Renton 1916 Kirkland Ave NE 1055 S Grady Way 1055 S Grady Way Renton, WA 98056 Renton, WA 98055 Renton, WA 98055 City Of Renton Graham&Danielle Condit Joshua&Cora Conklin 200 Mill Ave S 3137 NE 20Th PI 3142 NE 20Th PI Renton,WA 98055 Renton,WA 98056 Renton,WA 98056 Velzen Dorothy Cook-Van William Cromer Edgar Delp PO Box 2545 3110 NE 20Th St 3325 NE 17Th St Renton,WA 98056 Renton,WA 98056 Renton,WA 98056 Annette Dong Cuong Duong 1 Operations Facilities 3325 NE 17Th P1 3143 NE 20Th PI 300 SW 7Th St Renton,WA 98056 Renton,WA 98056 Renton,WA 98055 Aleksandr&Ella Golovko Lawrence&Melissa Graves Raymond Grover 1627 Monroe Ave NE 4760 20Th Ave NE 3308 NE 17Th P1 Renton,WA 98056 Seattle,WA 98105 Renton, WA 98056 Debbie Gurango Leroy Hall Tuong Duy Ho&Nara San 1621 Monroe Ave NE 3332 NE 17Th St 19139 114Th PI SE Renton, WA 98056 Renton,WA 98056 Renton,WA 98055 Sonia Hoglander Paul Hottell Housing Authority Of City Of Renton 1639 Monroe Ave NE 3141 NE 19Th P1 970 Harrington Ave NE Renton,WA 98056 Renton,WA 98056 Renton,WA 98056 Steve Huzzy Suich Sonar&Anne Siou Joko Richard Kachel 3404 NE 17Th PI 1603 Monroe Ave NE 7940 Ben Hogan Dr Renton,WA 98056 Renton,WA 98056 Las Vegas,NV 89149 A'VERY(0 Address Labels 1 Laser 5960T" jan&()kin Law Ldk Construction Inc David Loebe 3136 NE 20Th PI 2720 NE 21St St 2040 Kirkland PINE Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 William Looney William Looney Kushal&Satya Naidu PO Box 66098 PO Box 66098 3135 NE 19Th PI Seattle, WA 98I66 Seattle, WA 98166 Renton, WA 98056 II Alla Nakhodkina Vladimir&Sofia Nevidomy Van Viet& Kim Thanh Nguyen 1622 Monroe Ave NE 1628 Monroe Ave NE 3317 NE 17Th St Renton, WA 98056 1 Renton, WA 98056 Renton, WA 98056 Ernst& Haidee Nocos Mark Olsson Pacific Huts&Castles Inc 3140 NE 19Th PI 1709 Monroe Ave NE 22526 SE 64Th PI#240 Renton, WA 98056 Renton, WA 98056 Issaquah, WA 98027 Pacific Huts&Castles Inc Jae&Renee Pak Gerald& Eunice Paulus 22526 SE 64Th PI #240 1634 Monroe Ave NE 1617 Jones Ave NE Issaquah, WA 98027 Renton, WA 98056 Renton, WA 98056 Geri Payseno-Greising& Paul Greising Terry&Billie Persson Tim&Heidi Philio 2010 Kirkland PINE 2821 NE 8Th PI 3324 NE 17Th St Renton, WA 98056 Renton,WA 98056 Renton,WA 98056 Housing Authority Renton Renton School Dist 403 Aaron Schiffman PO Box 2316 435 Main Ave S 3401 NE 17Th PI Renton, WA 98056 Renton, WA 98055 Renton, WA 98056 Breck Scott&E Gray Christine Virginia Secrest Edward Shdo PO Box 2752 3106 Lake Washington Blvd N 12303 206Th PI SE Renton, WA 98056 Renton,WA 98056 Issaquah, WA 98027 Edward Shdo Donald Smith&Andrew Smith Vui Kim Tran&Phuong Xuan Dao 12303 206Th PI SE 1718 Monroe Ave NE 1615 Monroe Ave NE Issaquah,WA 98027 Renton,WA 98056 Renton, WA 98056 Trung Hoang Truong Sayee Vaitheesvaran Eric&Shirley White 1609 Monroe Ave NE 21620 84Th Ave S#3 1633 Monroe Ave NE Renton, WA 98056 1 Kent,WA 98032 Renton, WA 98056 I CIAVERY@ Address Labels Laser 5960TM Geraldine Wilson Williams Myron& Marilyn Wood Gale "table 617 Camas Ave NE Myron& Marilyn Wood 1701 Monroe Ave NE Renton, WA 98056 3017 NE 16Th St Renton, WA 98056 Renton, WA 98056 `' Mark Zimmerman t4, ;, 4600 NE 12Th St Renton, WA 98059 Y . to ,;r• ,. t',ti • '. „tt AVERY0 Address Labels Laser 5960TM E PORTION OF THE NW 1/4 OF THE SE 1/4 OF GRAPHIC SCALE % SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M 416, a CITY OF RENTON, STATE OF WASHINGTON - - - 1� (ur.r) 1 A. .a n 1� m :.a4;1ZT'.I,I_iwld:I�t .. .v.A�t�:IAIr •N S881 4 32 E 2379.90(col)•#A1 �• y III.ni�al1i�''w• var./1��1�r►ram I Mom` ♦v - - - 19 - - �er�l Ara4rIII4VgO r■w■■o■7■4.We►,r9T4.4 r4Ve•V`WA•otAi oil JSZaa .♦ . �aa■aaiaal►r,► ," r� #* ♦#, ►0 1 W 1���►,r�,�►I►rr,►rri,,a.a■IMJ\� �`I rr► �I rt• r1�► � — , '4 SLOPE 0 TO 10%O♦ ►�� rr rl ..a■nlr,■C�I�I��r`Ir�rl�r.Nr��rFP . 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HONEY REEK A "`C ol� a $ or R=36e ct Z .,I I �L=52. �' 9�oo � / 66.75' � CO � � o 35.25 9400 ENO REBAR Li w I41 Delta= J W FR'BRA K a 94.%• 1 94.00 W/CAP(1\02) `I / -J CE 00 MON IN CASE ILLI `�1 1 (01\02) 764 I ENO REBA 1IQW Z - - SeB99•.•E(PI.AD - _ _ 7, -6 °' �_ , W/CAP(I\� s71.ryu�r - - ''z 11 r `�S 25" 25• / ____ ---- lil) g pm e 1i1^I r PORTION OF THE NW 1/4 OF THE SE 1/4 OF SURVEY NOTES: 4 SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M CITY OF RENTON, STATE OF WASHINGTON ISSi a o o GRAPHIC SCALE \ MD REBAR SE CORN $86'f4.31'E -_. - W/CAP(1\02) n e NE4.NE4(� r 86.99. 296.00' m .. I. 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'tip3r `�6 � , sane) o .y �z; �. /� v ,. i _•, r.-'". .. „ o��yam. !1-15714r • /'t1-i � ,sue' C .‘ a" -�a N E 4 �;Sll('v�`°� + F a , _ : i C2 ® e , „ \-',A.-'r-"C R . ,.7 Oil'''me- c ill, \ve„."-- LI 42 c_A____Li-f'V.,,oci.L=LCift.: W j° Z e. 2 IMIi d" • `s_!i At o Cl,yy M1 +, M N E i-"'=SUNSET9LVu ��' �re ` L • 34 Y Js a it >• //::V �� ¢Elm ni9nione• enicr yrirez Inca =11 I Z " Q EN.A.21-1 1 n • m 2 I; ® •4i, "z s\'''',', - W Y cze,� �' '{ EL W�ej sn: .e.r ..Ii O Z is © ME.NTT ET 51._ •EL n>r.r Q-� sz NlTJ 1t l�f .... i' .v 1 CM CC ai• i L: II Wi,hly a. cnarvr .c Lys i 2 iT* 4 4 N.E;14TH ST. e 1 CITY OF RENTON MICROFILMED SEP 2 0 2002 RECEIVED CITY CLERK'S OFFICE 4 5 6 B FORE THE HEARING EXAMINER FOR THE CITY OF RENTON 7 8 Patricia ilson, Applicant for Elle Rain 9 Prelimin. Plat, NO. LUA-02-044,PP,ECF 10 Petitioner, APPLICANT'S PREHEAING BRIEF REGARDING ADMINISTRATIVE 11 vs. APPEAL OF DENIAL OF ROAD 12 Plannin: :uilding/Public Works Department, MODIFICATION FOR ELT.F,RAIN PRELIMINARY PLAT 13 Respondent. 14 15 I. RELIEF REQUESTED l 6 T e Applicant, Patricia Wilson, requests this Hearing Examiner to reverse the 17 Planning 1 epartment's denial of modification regarding the Elle Rain preliminary plat. 18 l9 II. FACTS 20 T e plat of Elle Rain is undergoing preliminary plat review by the Planning 21 Department. As part of this review, the Department considered the access standards 22 applicabl: to the plat. Redmond Municipal Code ("RMC") 4-6-060 provides regulations 23 regarding dead end streets. Where a dead end street is longer than 700 feet, City Code 24 requires t o means of access, a primary access and a secondary emergency access. RMC 75 APPLICANT S PRE-HEARING BRIEF JOHNS MONROE MITSUNAGA PLLC ATTORNEYS AT LAW PAGE 1 0 6 1500 114th Ave. SE,Suite 102 Bellevue,Washington 98004 Tel: (425)451 2812/ Fax(425)451 2818 ORI INAL 1 4-6-060 (G). A a factual matter, there are two means of access to the Elle Rain plat. The 3 primary ai cess to Elle Rain is from the south, from N.E. Sunset Boulevard via Newport 4 Avenue .E. to N.E. 17th Street, then Monroe Avenue N.E. to N.E. 17th Place. The Elle 5 Rain seg ent of new road consisting of the cul-de-sac takes access from N.E. 6 Se ondary access for emergency purposes exists through the Renton Housing 7 Authority development to the west, which contains a constructed emergency access road 8 connectin to N.E. 17th Place. Exhibit A. The Renton Housing Authority development 9 was approved as a short plat in 1991. The pertinent portions of the conditions of 10 approval e attached as Exhibit B. Approval of the short plat for the Renton Housing 11 Authority development required an emergency access route through the development 12 connectin: to N.E. 17th Place, on the east side of the site. Exhibit B. This emergency 13 access to .nates at N.E. 17th Place by a gate approved by the City as an "emergency 14 access ga e." Exhibit A. In fact, the short plat approval for the Renton Housing 1.5 Authority development provides that this emergency access may be changed into a 16 primary ri ad in the future if necessary. Exhibit B. 17 T e Renton Housing Authority recorded an easement pursuant to the conditions 18 of its she' plat approval. This easement is entitled "utilities easement", however, it 1 9 provides for installation and maintenance of utilities "together with the right of ingress 20 and egres. thereto." Exhibit C. While this easement is vague, it is the Applicant's 1 understan 1 ing that this easement was accepted as satisfactory for the purpose of 22 emergenc. access as required by the short plat. If this easement is insufficient, the City 23 is under .n obligation to enforce its conditions of the short plat and require a clear 24 easement or emergency access over the existing road in the Renton Housing Authority 25 APPLICANT S PRE-HEARING BRIEF JOHNS MONROE MITSUNAGA PLLC ATTORNEYS AT LAW PAGE2 o' 6 1500 114th Ave.SE,Suite 102 Bellevue,Washington 98004 Tel: (425)451 2812/ Fax(425)451 2818 1 developm:nt. However, regardless of the issues surrounding the easement, the fact 2 remains .t secondary emergency access exists. 3 Ev-n so, in its review of the Elle Rain preliminary plat, the Planning Department 4 failed to r:cognize the existence of the emergency access road across the Renton Housing 5 Authority development. Instead, the Planning Department required the Applicant to 6 submit a equest for modification from the secondary emergency access requirements 7 under RMC 4-6-060. 8 Th- Applicant submitted a request for modification on July 5, 2002. Exhibit D. 9 This requ st for modification satisfied the modification standards under the pertinent 10 RMC 4-"-250. However, the City denied the modification outright without 11 acknowle ging the secondary emergency access. Exhibit E. 12 Th- Applicant then filed this administrative appeal. 13 14 III. ARGUMENT 15 A. The odification is Proper in this Case. 16 ' C 4-9-250 allows modifications to Title 4, including to RMC 4-6-060. A 1 7 modificati•n may be granted where there is a specific reason that the Code is impractical, 18 where the modification conforms to the purpose and intent of the Code, and where the 19 modification satisfies five considerations. These considerations are that the modification: 70 a. Will meet the objectives and safety, function, appearance, environmental 1 protection and maintainability intended by the Code requirements, based upon sound engineering judgment; and 22 • b. Will not be injurious to other properties in the vicinity; and c. Conform to the intent and purpose of the Code; d. Can be shown to be justified and required for the use and situation intended; ")4and e. Will not create adverse impacts to other property(ies)in the vicinity. 25 APPLICANT PRE-HEARING BRIEF JOHNS MONROE MITSUNAGA PLLC ATTORNEYS AT LAW PAGE 3 o 6 1500 114th Ave.SE,Suite 102 Bellevue,Washington 98004 Tel:(425)451 2812/ Fax(425)451 2818 1 RMC 4-6- 60. In his case, Elle Rain technically complies with the City's Code. RMC 4-6-060 3 requires f r dead end streets longer than 700 feet in length that the plans provide for"two 4 means of ccess and fire sprinklers required for all houses beyond." One means of access 5 is primary, the second is for emergency equipment. Elle Rain takes primary access via a 6 network •i streets connecting to N.E. Sunset Boulevard, and has secondary emergency 7 access through the Renton Housing Authority development. 8 H•wever, the Applicant's request for modification also complies with the 9 considerate ons in RMC 4-9-250. The modification meets the objectives and intent of the 10 Code req I irements. The Elle Rain houses will be served by a sprinkler system as 11 required •y the Code. Finally, the roads accessing the plat comply with City standards 12 and provi•e adequate access. 13 Th- modification does not present a basis for concern over injury to other 14 property • other adverse impacts. Several homes already exist at the end of the dead end 15 street. T 1 e Elle Rain plat property is infill development and is an appropriate urban 16 residenti. development. The Elle Rain plat is consistent with the Growth Management 17 Act's ma dates regarding infill and appropriate urban density. The addition of homes 18 will not a fect whether emergency vehicles can access the community as a whole. Any 19 risks are •. icularly low since a second access exists. 20 - modification is also justified and required for the use and the situation. If the 21 City deniis the modification, the City will have denied the applicant a reasonable use of 2 the prope y without any valid basis. Further, the City will have acted against the intent 3 and purpose of the modification allowance in RMC 4-9-250. Finally, there is no physical 24 possibilit for what would be a third access to the plat. The area is constrained on all 25 APPLICANT S PRE-HEARING BRIEF JOHNS MONROE MITSUNAGA PLLC ATTORNEYS AT LAW PAGE4 o 6 1500 114th Ave.SE,Suite 102 Bellevue,Washington 98004 Tel: (425)451 2812/ Fax(425)451 2818 1 sides eith:r by sensitive areas or existing residences such that it is impossible to provide yet anoth:i access to the plat. 3 In conclusion, the Planning Department's decision should be reversed and the 4 modificat'•n should be granted. 5 B. The I ity Must Treat this Applicant in the Same Manner as Prior Applicants 6 Operatin Under the Same Code Requirements. 7 T - City's denial of the modification is inconsistent with its prior treatment of 8 other dev:lopments taking accessing via dead end streets over 700 feet long. As a central 9 example, n 2001, the Planning Department recommended, and the Hearing Examiner 10 approved, the DeBar plat located on a cul-de-sac at a dead end well over 700 feet in 11 length wi shout any secondary access at all. The DeBar dead end street was over 1000 12 feet long. The preliminary plat approval is attached as Exhibit F. In the Hearing 13 Examiner s decision, he concluded that the Planning Department "already permitted the 14 cul-de-sa« to be extended past code specified limitations." Exhibit F, Hearing Examiner 15 Decision, Conclusion 6, page 17. The Hearing Examiner also found the dead end could 16 be extend,d even further if the fire department agreed with the extension. Id, Conclusion 17 7. The Ci y's MDNS acknowledges the modification and is attached as Exhibit G. 18 T e Elle Rain plat has significantly more safeguards to ensure residential safety 19 than the l eBar plat. The Elle Rain preliminary plat is located on what may be an even 20 shorter le l gth dead end, and in fact has a second emergency access. Further, the houses 21 in the Ell: Rain plat will be served by a sprinkler system. The streets accessing Elle Rain 22 comply w'th City Code and in some spots are even wider than those serving the DeBar 23 plat. The efore, there is no basis for the City to treat the Elle Rain plat any differently 24 from the D eBar plat. 25 APPLICANT S PRE-HEARING BRIEF JOHNS MONROE MITSUNAGA PLLC ATTORNEYS AT LAW PAGES o' 6 1500 114t Ave. SE,Suite 102 Bellevue,Washington 98004 Tel: (425)451 2812/ Fax(425)451 2818 1 A y different treatment of the Elle Rain plat from other plats would be contrary to 2 the Code nd a violation of the applicant's substantive due process rights. The Planning 3 Departme I is denial of the modification for the Elle Rain preliminary plat is inconsistent 4 with the Planning Department's prior interpretation and application of the Code's 5 allowance for modifications. 6 IV. CONCLUSION 7 Ba.ed on the foregoing, the Applicant respectfully requests the Hearing Examiner 8 to reverse he Planning Department's decision and grant the modification. 9 10 D TED this2O day of Se 6tr\nl+-e- , 2002. 1 1 JOHNS MONROE MITSUNAGA, PLLC 12 13 �� 1 By arK 14 ana Kolouskova,WSBA#27532 Attorneys for Patricia Wilson 15 1810-1 App.al Brief 9-19-02 16 17 18 19 20 21 1) 73 24 25 APPLICANT'S PRE-HEARING BRIEF JOHNS MONROE MITSUNAGA PLLC f ATTORNEYS AT LAW PAGE 6 o 6 1500 114th Ave.SE,Suite 102 Bellevue,Washington 98004 Tel: (425)451 2812/ Fax(425)451 2818 SEE DRAWlNG (Sx FROM : KENNEYS AU-0 REBUILD INC FAX NO. : 425-271-3731 Apr. 12 2002 02:57PM PL' tutwwuig criteria (as delineated In City co regulations, poilcles and plans -see Sect..,:is 'E'and 'F'above); a. SHORT PLAT CRrrEn1A: The applicant Is requesting a subdivision to create three new lots (e '; i,k;Y } ' reduction of the present five lots The new Lot 01wouldbe ``' -J)• would be 4.4 acres. The new Lot #2 ,,'s';r;�' .,; 324 acres. The new Lot 03 (Tract A) would be ti.73 acres. AU development would be on Lot 01. Lot a'"". •,' ... #2 and Lot#3 would be left in their natural vegetated state to stove as a butler for the senior housing ``: :1 Acomplex. s K vdo, Approval of the Short Platti R., a"• •. ;; The following r* ',..r ;4c .;ar•. based Oct several factors. �� been ` ° ;v ;:t?. established (Minton Subdivision Ordinance 9-12)to assist the decision maker in reviewing the ;;a• ''ti • ir,^_, plat: ,?.,, `'f .` p ;t`. :• .(1) lxawith oral ive Plea ,” � ...�s:: r This issue Is discussed :�:_A;R:;.4';.,•.� under Section Ct 2.A.above. - `.0 �`"•° '; (2) Ccimplitno with underlytngJor ore i&Zonl eslgnatlon ,. 4:1 This issue Is discusseds v,'':, h' ,.. W; �l under i,',,,,,i- . + .,, Section G 2,b.above. izt;Via.9.4• b 3 Compile thesubdrvislort readat ,,'4 „ip,;to. ( ) w�h ! ICROFIL 4El s r4i ; ��. Wade:(a) ins i'r7+c' r The Subdivision Code requires that access roads be butt for newly developed lots. ' ,., + '":b"r,1- �rlrna access can be �;•,'e• " ni. .,,'��.ryprovided to Lot #1 with to N.E.N l6th Street �f'"•x 4..":AS *,Wis�- 1[west side of the site)and with the planned emergency access route through Lot #2 ,4 c � 1. t ` rorn N.E. 17th Place(east side of the site). 1'4,'? �s A second primary access to the housing complex was considered —either via N.E. 0w�.Y.n `r=: F?k: 17th Place to the east of the site (via Lot 02) or via the existing senior housing r » :,'"`�.,•''. _ l,f, complex to the soul of the subject property. Transportation Systems Division staff X�,. ,x :i and Development Planning Section staff believe that there Is not enough traffic from w �"'" the com eX %..pl to warrant a second primary access to this development. Concerns also ,� . ".x ' are raised about the efficiency and/or effectiveness of directing traffic away from the list:. >; N.E. leer Street/wrkland Avenue entry, and through Newport Avenue/N.E. 17th ;l.;f , Place. Whereas Kirkland Avenue is a signalized (stop sign) local road leading into .= .- ,Iite e.. z N.E, which is a collector roedwa Newport °`' 12th, y, Avenue Is a iQss travelled roadway �������:T which enters Sunset Boulevard at a location where the road curves, and. therefore, 4 4:k4rs• :;�,r, sight distance is poor. The Fire Department has approved the gran for the N.E. 17th �" r' "r ' •°' is Piece entry way to be a gated emergency road. The Police Department would prefer z;� ;$ NAB' 't' that no primary entry road be located on N.E. 17th Place because with the road, 14`" : pass-through traffic would be encouraged and because the relative Isolation of this • . •+ • entry way and the heavy vegetation could provide an opportunity for mischief-makers and vandals. 4,41 • o .=.1 #t-eve.:-0Y.,>x A second road from the senior housing )`""' ..- c��. t.x „•t 4. primary site to the south d this project site Ktk.r -.,r also was considered, but was eliminated from the plan because: (I) traffic impacts . •+F;I-A•�. ;f. were considered to be Insufficient to call for a second ;� . •primary road: lip the road �.�a,M..,�A. �.: would be so dose to the residences that the quality of lac for residents could be "'° '7eweerei. 't,s,1 reduced (e.g. noise, air quality); rk and (ill) the dope of the property cold result in an k,; eN11: unstable roadway, with poor tight distance, endangering pedestrians walkingalong .;• �•.� y,, l he pathways which connect the two housing facilities with one another and with .p.1• ! a; Sunset Boulevard. :TY .,fat aN. ^,",. 4,0 BOOMSe Lot 02 wiit be preserved as a greenbelt under d Monad with the City, no ,:...::...;;vet%;"; • primary entry road appears to be required for that lot. (The emergency road for Lot ••.^t ,.„• , el.which is described above,could be chanQed into aroad V In ",A'^*''•4 ��* `.. primary necessary.) ..414. M%•., !-- order to wave the primary road requirement called for in the Renton Subdivision ^A.'A1 at* ca Ordinance), the applicant le asking for a variance at this time. In the event the! :''=.. p -- Itne furors the at :�, E some time incovenant which prevents development of Lot 02 were to `;r••N44,u�Y�,v X Ihls Ot ac �1.1�N.E. 1�Place. t is j t, be removed,access to i t;otld be .•:'��,., �h + ; u.t • •�•PUBLIC Renton- Senior • •v •••v W•I ►.V v,i....w. Cityy c n n.Vp� ,. "1L 4..4 i.-:51•�.: .S•i'..•.4�:j.",. ' EARING Jt.ty t5.1991 ` . ... m Page 8 _ . • 0_ be located la owned bythe .�_- • ....-14,4-:: of the roadway wit • _ cv obtained from Puget Power. The e�a�s�e�.m�.�.e�.•��• wrist be :rZ:-, a=:�.= ';;^.z, /^�,��n•,�An/ with the/�- wPV•.IPA recorded K� •- ,,,...j •., •s t l�.- ,I ',••may -w' 1:.;:V • y f ei e firs reedevey is required for Lot 03because a is a tract and c&mc*beckreetopect. by .:i�. - - , .••,- - covenant, The covenant is dealgned to protect the native habitat on that parcel. p the a would s� Its�to Creek*haired kito Honey eek Tra.accesses ::; , be provided through the g park area a the east of the p<vject e.14.••.' ... '� their •; .:'.--.'6:1.:......' • . ''. - • • . The proposed Subdivision generally meets Ordinance Cofer a ice lot eke and r, M store promised ratio). Proposed Lot 01 and prosed Lai #3 (Tract • it meet y standards for parcel site and shape. .: - , - . - . `) r- Lot#2 is designed as en 1.' shape. This design Is not • bit is pest lied . .ro because the tot has adequate street frontage(more than 60 feet in wk ) 10 meet :: •' v Code requirements. Also. this lot is considered to be acceppitie, because h wit be =`a ' essentially undeveloped-except for the emergency access road and utfiyi s for ._ the housing complex. Native vegetation will cam be preserved under a enere and o r z easement tobttfEer from pr operties. This lot will be j r Q pr ed by a required restrictive covenant which prevents t from being developed. • • ` ' ' The native vegetation on Lot 1113 also will be protected under a covenant and -" 3. 4 - easement, At a future date,alit►property may be tncarporated Into Honey CavekC�tvek Tral • A" System.*filch abuts this site to the east. ':; "`•f•• : • - r', i7 Covenants/easements to protect native vegetation are required by the hand peering •r• • • and Tree Cutting Ordinance(4 9). :'` • `: ` A ..;, •fir•i pa co The sits has a mixture of net end sloped areas (up to approximately 20%). Lot ei,where the housingcomplex wPl is planned, Is considered to be the most aaprote z for development because tt is essentially eat. It Is the most accessible of three -• T � • w proposed lots. r'- • r` a , :.c., E With the residential devetoprnertt on Lot #1, then Lot #2 will provide a vegetated ,. • 5 << e o M , �f � � s. - a y 9 butler between the housing complex and neighboring uses (single !amity and open -,-.t,_,x ` `' •; � N Y spaces). As noted above, Lot#3 will be preserved In its natural:•veoetated state:k Ls {sky . ,.': 1< rs•.�i �.. FROM : KENNEYS AUTO 'REBUILD INC FAX NO. : 425-271-3731 Apr. 12 2002 02:59PM P4 8. Section 9.12,Subdivision Ordinance.City of Renton Coda 9. Section 4-10,Mining, Excavation and Grading Ordinance,City of Renton Code. . DEPARTMENT ANALYSIS: MICR Q FI 1. BACKGROUND ..'►r„p: The appik;ant Is requesting authorization to build a senior housing facility.on a property totalling 13.42 acres (now live separate percale). Funding for the development was authorized by a municipal bond passed by the t: City In MA. Under City regulations.the applicant must obtain the following permits: • o A subdivision to create three new lots(a reduction of the present five lots). The new Lot 01 would be 4.4 acres. The new Lot#2 would be 3.24 acres. And the now Lot#3(Tract A)would be 5.73 acres: o Ratzoning of the new Lot#1 from R-1 and R-2 to R-3 so that the housing complex can be built on this ;or_ No rezone Is necessary for Lot #2 and #3 as there wily be no construction on these lots; however, because there Is a Puget Power line across Lot #2 and Lot #3. all improvements to the ar eas under the power lines on those lots, such as utility tines or new landscaping, win need to be l; approved by Puget Power). j. o Site plan approval for a 88.300 square foot/10S unt housing facility C23.105 units per acre)on Lot#1; Lot #2 will be preserved as a dedicated greenbelt buffer between the housing complex and neighboring properties. Lot#3-adjoining Honeycreek Tral area-win remain open space; o A variance from the requirement for primary access to Lot #2 which Is to remain as a greenbelt (wry/emergency access will bo provided): - o A flouting Vegetation Management Permit to allow some clearing of proposed Lot #1 and Lot #2. ,.: to prepare for the housing complex. There will be no dewing on Lot#3. Sa In consld cuing this application, both staff and the Environmental Review Committee have looked at z environmental and land use Impacts which could occur from the senior housing complex. Staff findings and recommendations are integrated Into this report. Environmental Review Committee recommendations.Issued t. as a Mltigoion Measures document on May 22. 1991,are attached to this report In reviewing this application, City Council Is called upon, by City erdInrme. regulation and podoles. to consider loth the recommendations of the ERC,as well as several general criteria and specific criteria for the l; subdivision. rezone, site plan approval and variance. (The Routine Vegetation Management Permit will be issued adrninistratw&y If the Council approves the project) This repon to City Counci wll Hsi and discuss the general and specific crierl*which should be considered. 2. GENERAL CRITERIA a. Are the proposed actions consistent with the Comprehensive Plan Map and Comprehensive Pun Goals,Objectives and Policies? ,y. Under City mutations (Zoning Ordinance, etc.), 11.3 zoning is required to allow the proposed senior housing complex on this property. since it is defined as"multi-ar *y housing`, The proposed rezone .F of Lot 01 to R-3 from R•1/R.2 and proposed site plan for a 108 unit senior housing complex is not consistent with the Comprehensive Plan Map.however.since the Map designates the western section . of the combined t 3.42 acre property for low density muhl-family residential use: the eastern portion Is .s designated as"greenbelt'(See Exhibits). Rot.as the Comprehensive Plan Map is a guideline, rather than a regulation. It is possible for the City to approve a rezone which does not conform to the Map when: (1) the proposed actions are 1, supported by the t.?dttprehensivo Platt t3oeis,Objectives and Policies;aryl(2)the proponent provides fit: 07/02/01 11:52 FAX 425 648 9879 _ CHICAGQ TITLE BELLEVUE la008 v 0 . MICROFILMED ems' . . . .... • . . . • _., . _____ �Tl...,=UfiWDaCr1 WNW TO;� � oCcaiMcfagColl Utlittles hp tuns item Mil nt MOMNA 101 Mow Ikeda EASEMENT pJm:gyyaaeJu„Ia K 'ORS INSTRUMENT,ttnde{!►b des'of VaknR2tJ W 12 brand I City of kenton / S 8 _1 bereltu reran d'Gran t(,)'and the CI1Y OF RENTON.a Munldpal Corporation ofKrng County, Washketton,hotel:tafter calkd'Grantee." -:ii heat mid Grottortp),for and Inmasldaratlonof din sumof 00.00 paid br Gouda,and other valuable E , '' considaadss,apt of which Is hereby a icaowledged,do by these presents.Orme,bugald,�. w o• convey,and s+at7tits Into the sal Grantee,Ics succcssotr and tu+lgf+s,an easatamt for publle uUlltlas S . Gneludeig Water and scoria)alai traxm met appnttor anccs et under,etroujh,Remo and upon the a.. .' foaowiag described peopergr(the tight-of-way)In Sing°aural.Washington.more puth tladr doe-rib ridail as folk tow t Ly. 1.1 An ih t patina of Cie parcels)&scribed on Exhibit'A',as attached hereto,Iyias within ►-- the paced as described on Exhibit B',as attached hesteto. Ig 1 i 2 • g r U,Itda Cmccocal /J}Rayp,to,i k nroct t ora . e _raMc J,iM& r c�ercoo.ywun+i Cyr? q 'Ca' 93-- 1 aodyacn/i 7.5-3. X3 q7.!if o . � x- °: 41:it . `: ... . . ' xn A EXHIBIT_C/---- . 07/02(01 11:53 FAX 425 646 9879 CHICAGO TITLE BELLEVUE V1009 v 0 - In f MICROFIL t fri vt • '9 ,• For the purlose of eonstrvaUa=.attocatrnsetzng.kasta ll6,tepiking.reptae lela txtlart&oPeranag and auintaiAin@ t ernes and tail,pipelines,indud1ng,but not Lmltid to,water,sewer need novas drainage i lases,paged er widt t e tight of k rcaa and was thereto wtthota priertnedlttion of stay Nit at proceeding 1 o(law said without Incurring any legal abIlgatkn or lability therefore, Following the Initial ;' • construct/0:t orbs faefbks,Grata nay from time to time cooeeivet such addidonii ratlines as It may regutre.This case:nett is gtanted=biarz to the following terms and cced1LIons: 'ti- . 1. The pttatce shall,upon coal pktion of any worst within the property covered by the cant. • teatare this=Cate of the eaSenteat,and any private buprovemcats disturbed or deattoycd dining . • t execution afthewoek,as nearly as prsetloblt to the condition they were In imenedhtdy before :-i. . i comtpeaClMpt dale wroth or entry by the Grsntce. 2. Grange-shall retain the right In We the surface of the raceme nt as long as such use does not I'- Intafetewlih�ho easement rights granted to the Grantee. Grantor shall not,however,have the right to: tom. ,.tx i a. Engl.,or maintain any bushings or structures witin the casemate or t b.Plant trees,shrubs or Veit--tlon having deep root putting wh ieli racy raga damage to or P. , Iatexfere limit the utilities to be placed within eiea easetncat by the Gearttett or i C.Dev lap,tandscrpe,or beautify the t:lSettcnt ma W.slay way which would unreason ldy Increase di costs to the Grantee of tcatertng the c7 v n.qt area arid any()dyer Improvements therein. b d.No digging suaneang.or other lone of construction activities stab be done on the propertyi. s AI Which would disturb the compaction or wseatih Grantee's fxliltict on the rlshcaf-way,or endanger the i. • C pii lateral sdpppoet beilitle a ICI ,. z c.No Muting shall be done within lateen C15)Ices of the titakollwoy. '(his ca nests all run with the land deseribcd herein,Ind theft be binding capon the patties,their heirs, ifa successors kr interest and auigns. ermined covenant tint they are the Lawful owners of the above properties sand that they have a good and lawful right to execute this tigteamc et, '1 r. Hi of ors ?• E ,,,31,141.. and . r . 7,1 and _ _ and ia and - . ittrarcrnrnnvClnartnrAcst+vw.Eoe ae''r STATE O1V7A5tGNGTOi 1 ) . 3S COUNTY°F W7G ) I certify rht I know or have satitbctary evidence that q bras.. iur b{c t��t and~^----- _ ` signed this lnstrwnent,on oath stated that he/thafthay wstiwert authorized'to execute the instruincnt and aekaawlcdgcd lc is the ', . ►2 4. ,-, ,-- a ti .... — or 3 0.,.,,..,-h-S;.i-.1.,n t..... -1.0 to be the free and vain:wry net of Such party/pasties foe des uses and purposes eicntlancd in the Instrument .' Dated ,y`Sa ° _ !1 I No c In and for tiAl tate of Washington residing a(- �the ,.1 My appointment exptrca: //kr/GS` 1:z y tY71da r+`emc>tl 11 '7'y CA-4.2 mit Zell Corporate Foria wove mpaorvr.o'rIi wgo= i . 07/02/O1 1.L:54 FAX 425 646 9879 CHICAGO TITLE BELLEVUE 2012 0 • . MICROFILMED ' $ i I _ 1 �i• MAN�'iZ ` T i I •1- tr ... 4=-',.'" ,,, -) ; ;:ii ,' 1 -I . fir �'.' , _ ` NN.Y�YiN-.. ) li \ ik-5: i 1 rli• • . 1 * ' t 1 5 itI. _1 Z r,;,::::;,. ..,..:. , i ,+ � I. i 1 i $ , ia I 1 " 1 —to /L.G,1 — • E.' 0 IF: %%cr ., fi ._— .........../F- I- • ri g t‘,I I 7:11 . ) * T! , I t I i .1 N.-— 1-Vilj i ‘.\ ti i b: . Ina , i •1 , t! 1 ir tor ,,, , rs t 1 'viz 4 kt I 1 if rr . 1 t.. ,... ........ 1,1,f II 7 • .1 . r 1 ._. vr- IcK:1112., ia.. fj1iur, jI 1 t.-...--'--4,- . co ec o I�MI.r�..N��..�.�/N7NMi I-Otog - I 1 I / 1 I . Ira 1 f \\ ,\ i I I i I a ' 11 1 I ,. 1 I I l V. { 1 ` \� I I 1 __ i.__.. I a \%_ _ .L _.1 L__. , 7N 7AV QRM'Ii1fRl1 ' _9�\ r �i h M JOHNSMONROEMITSUNAGA PLLC Robert D.Johns Michael P.Monroe Darrell S.Mitsunaga Duana T.Kolous"kova July 5, 2002 Ms. Susan Fiala,Project Manager City of Renton Planning/Building/Public Works Dept. 1055 South Grady Way Renton,WA 98055 MiCRO F Re: Elle Rain Preliminary Plat ��'v,L& LUA-02-047, ECF, PP Request for Modification of Road Standards Dear Ms. Fiala: I am the attorney for Patricia Wilson, the applicant for the Elle Rain preliminary plat. The purpose of this letter is to formally request a modification to the length of road from arterial requirement contained in RMC 4-6-060G. This issue is raised in your letter of June 6, 2002 to Mr.Tom Touma,the project engineer. As we are all aware, Renton Municipal Code §4-6-060(G) generally requires a second access to plats served by dead end streets that are longer than 700 feet in length. In this situation it is not possible to provide such a second access. The relevant facts are as follows: The primary access to the site is from the south from NE Sunset Boulevard via Newport Avenue NE, NE 17th Street, Monroe Avenue NE,NE 17th Place, and the segment of new road in the cul-de-sac described above. This combination of streets comprises a single "dead end" street approximately 1010 feet long. • Renton City Code 4-6-060(G)requires a second access for plats otherwise accessed by a dead end street 700 feet or longer. With the exception of an emergency route through the Renton Housing Authority site (described below), there is no physically possible second access to the proposed plat because Honey Creek Canyon prevents any access to the east or north and all of the properties to the south and west are developed without possible location for a new road connection to the Honey Creek Park subdivision or the site of the proposed plat. EXHIBIT T: (425)451-2812•F: (425)451-2818 Cypress Building 1500 114th Ave. SE •Suite 102•Bellevue,WA 98004 MICROFILMED Ms. Susan Fiala,Project Manager July 5,2002 Page 2 There is an existing paved 20-foot wide access road located on property owned by the Renton Housing Authority,which could serve as a second or emergency access to the site of the plat, as well as the existing neighborhood around the plat. The City of Renton has been granted an easement for utilities and access across this easement and an easement for emergency vehicles in this easement. When the City granted approval for the Renton Housing Authority project, it waived the second access requirement of RMC 4-6-060(G)provided this easement area was paved to serve as an emergency access. At the pre-application meeting, City staff raised a question about whether the City's easement across the Renton Housing Authority property would permit its use for emergency access to properties other than the Housing Authority site itself. The easement that was recorded to satisfy the condition of approval for the Housing Authority project is unclear. The document is entitled"Utilities Easement"but the actual text of the easement states that the easement is: For the purpose of constructing, reconstructing, installing, repairing, replacing, enlarging, operating and maintaining utilities and utility pipelines, including, but not limited to, water, sewer and storm drainage lines, together with the right of ingress and egress thereto without prior institution of any suit or proceedings of law and without incurring any legal obligation or liability therefore. [Emphasis added.] The undersigned has discussed this issue with the City Attorney, Larry Warren. The conclusion of that discussion is that the Housing Authority easement does not appear to give the City a clear right to drive on the easement for any purpose other than to maintain the utilities in that area. This would appear to be inconsistent with the condition of approval for the Housing Authority project, which did require creation of an emergency access easement in this area, as well as a utility easement. Because of the uncertainty about whether the City has an emergency access easement across the Housing Authority site, the applicant is requesting that the City either clarify with the Housing Authority whether the City does in fact have an emergency access easement right, as contemplated by the original approval of the Housing Authority project, or (2) grant a modification of the requirement of RMC 4-6- 060(G)to either allow the emergency access road through the Housing Authority site to serve as the second access required by the Code if the City has an emergency access easement in that location or, alternatively, to waive the requirement of RMC 4-6-060(G) because no feasible location exists for the creation of a second access road to the proposed plat. I would note that the City recently granted a similar modification from the requirement of RMC 4-6-060(G) to the De Bar Preliminary Plat, LUA01-058 on the grounds that there was no physically feasible second access road to the plat. In that case, the "dead-end street" JOHNSMONROE ITSUNAGA PLLC Ms. Susan Fiala,Project Manager July 5, 2002 Page 3 MICRO created by the plat was approximately 1100 feet long (710 feet off-site and an additional 400 feet in the plat itself). This is about the same length as the street serving the Elle Rain plat. In summary, our request for a modification is based on the following points: • There is no physically feasible route for a second access to the site other than through the Housing Authority Property. • Although the City did originally propose to require the Housing Authority to provide the second access road, for some unknown reason that requirement was either waived or not enforced by the City. The fact that the City elected not to require construction of a second access road into this neighborhood when it had an opportunity to do so should not be used to allow denial of approval for other property owners. • The Elle Rain plat is a small in-fill site in an existing neighborhood. The road system in this area was constructed prior to the time that RMC 4-6-060(G) went into effect. Strict enforcement of the 700-foot dead end street rule would effectively prohibit any reasonable use of the Elle Rain site, despite the fact that it is essentially surrounded by existing houses that are all served by single access streets which are longer than 700 feet. If you need additional information,please call me at 425-467-9960. Very truly ours, Robert D.Johns cc: Patricia Wilson, applicant Tom Touma,Touma Engineering Larry Warren,Renton City Attorney 1810-1 ltr to Fiala 070502 Direct Tel:(425)467-9960 Email:johns@jmmlaw.com JOHNSMONROEMITSUNAQA PLLC c0 CITI OF RENTON „LL Planning/Building/PublicWorks Department J e Tanner,Mayor Gregg Zimmerman P.E.,Administrator August 8, 2002 - ft, Robert D. Johns ICROFILmED 11 Johns Monroe Mitsunaga 1500- 114th Avenue SE, Suite 102 1j AUG 2 2002 f Bellevue,WA 98004 JOHNS MONROEM ISUNAGA WIT Subject: ELLE RAIN PRELIMINARY PLAT ATTORNEYS AT LAW Dear Mr. Johns: We have reviewed the proposed street modification request associated with the proposed 11-lot single family residential plat located generally at the intersection of Monroe Avenue NE and NE 17th Place. This is an infill development in an existing neighborhood with only one access from Sunset Boulevard NE. The existing streets have narrow pavement widths with no pedestrian improvements. The proposed modification requests waiver of City Code 4-6-060G requiring secondary access be provided for any subdivision with a dead end street longer than 700 feet in length. The Street Modification request is denied. City Code (RMC 4-6-060G) defines the minimum standards for new development, including requiring secondary access for a dead end street longer than 700 feet in length. Access to the site as measured from Sunset Blvd. NE to the center of the proposed cul-de-sac is over 1000 feet with only one means of access provided for the proposed plat. The City can modify street improvements for new plats if there are practical difficulties in carrying out the provisions of the Street Improvement Ordinance. The Modification Procedures, as defined in Section 4-9-250D, clearly states the criteria for approval by the Department Administrator. In order for a modification to be approved, the Department Administrator must "find that a special individual reason makes the strict letter of this Ordinance impractical,that the modification is in conformity with the intent and purpose of this Ordinance, and that such modification: (a) Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by this Ordinance,based upon sound engineering judgement; and (b) Will not be injurious to other property(s)in the vicinity; and (c) Conform to the intent and purpose of the Code; and (d) Can be shown to be justified and required for the use and situation intended; and (e) Will not create adverse impacts to other property(ies) in the vicinity." Meets objectives and safety, function: The proposed modification would not meet the safety standards intended by the original requirement. It would add further distance in a neighborhood EXHIBIT 1055 South Grady Way-Renton,Washington 98055 R E N T O N COAHEAD OF THE CURVE This paper contains 50%recycled material,30%post consumer MICROFI_ LMEG with substandard pavement width, no sidewalks, curbs or gutters. This difficulty is complicated further by the multiple turns required to access the site and the proposed 15% grade for the new road into the site. Unlike other projects where similar modifications have been approved,there is no substantial road widening, pedestrian safety or other acceptable improvements that might mitigate these difficulties. Not injurious or adversely impact adjacent properties: Criteria (b) and (e) are not met, as there will be additional traffic on an existing substandard dead end system. The existing neighborhood was constructed prior to the current code being adopted, so at least 17 of the existing homesites are beyond the 700-foot distance usually required to have secondary access. Conforms to the intent of the code: The intent of the code is to provide a safety margin for emergency access and response time. Adding distance when the network does not currently meet code requirements does not meet the intent of providing for the life and safety issues for the proposed plat. Justified and required for use and situation intended: Where the modification may be required to develop this property beyond the existing lot structure to allow 10 additional single family lots, it cannot be justified on the grounds submitted with the request. The property may still be developed with one single family home per underlying lot, if fire service, utility and access needs are met. So a reasonable use exists for the property. The existing conditions within the neighborhood served by the substandard system preclude additional lots being added to a system designed and built to serve the existing number of lots. The Street Modification fails to meet any of the criteria for approval. Therefore, the modification request must be denied. This decision to deny the proposed Street Modification is subject to a fourteen (14) day appeal period from the date of this letter. Any appeals of the administrative decision must be filed with the City of Renton Hearing Examiner by 5:00 p.m.,August 23,,2002. Appeals must be filed in writing, together with the required $75.00 application fee, with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office at (425)430-6510. If you have any questions,please contact Arneta Henninger at(425)430-7298. Sincerely, Neil Watts,Director Development Services Division cc: Land Use File Arneta Henninger Kayren Kittrick Susan Fiala Larry Rude August 20, 2001 OFFICE OF THE HEARING EXAMINER CITY OF RENTON REPORT AND DECISION APPELLANT: Michael Matheson MICRO 1 Triad Associates ' L IL 1 0 Appeal of ERC's Determination re DeBar Preliminary Plat File No.: LUA01-058,ECF,PP,AAD LOCATION: 2132,2200,2216,and 2224 NE 28th Street in Northeast Renton SUMMARY OF REQUEST: Subdivide an approximately 117,085 square feet(2.69 acre) property into 14 lots suitable for single-family residential development SUMMARY OF APPEAL: Appeal of SEPA determination PUBLIC HEARING: After reviewing the Appellant's written request for a hearing and examining the available information on file,the Examiner conducted a public hearing on the subject as follows: MINUTES The following minutes are a summary of the July 24,2001 appeal hearing. The official record is recorded on tape. The hearing opened on Tuesday,July 24,2001, at 9:02 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No. 1: Yellow file containing the appeal,the Exhibit No.2: Yellow land use file,LUA01- Examiner's letter setting the hearing date,a map, 058,ECF,PP,containing the original application,proof photographs,and other documentation pertinent to the of posting,proof of publication and other appeal. documentation pertinent to this request. Exhibit No.3: Memo dated July 3, 2000 Parties present: Appellant: Michael Matheson Triad Associates 11814 115th Avenue NE Kirkland,WA 98034-6923 Representing applicant: Gerald Buck Triad Associates EXHIBIT Debar Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA01-058,ECF,PP,AAD and LUA01-058,ECF,PP August 20,2001 Page 2 11814 115th Avenue NE Kirkland, WA 98034 4/CAA Representing City of Renton: ��` Russell Wilson, City Attorney Elizabeth Higgins,Development Services 1055 S Grady Way • Renton, WA 98055 Mr.Buck began by naming all of those in attendance for the appellant. On behalf of the applicant Triad Associates appealed the modified Declaration of Non-Significance-Mitigated(DNS-M)in a letter dated July 9, 2001. That letter is a part of Exhibit No. 1. They are requesting modification of two conditions,numbers 5 and 10. In both cases,the grounds for appeal are that the documented site conditions are such that the two conditions as currently written are not necessary. Specifically,condition number 5,which would limit all clearing, grading,utility and roadwork activities on the site in the dryer months of April to October is unnecessarily restrictive and can be rewritten in a manner that reasonably considers specific site conditions, conforms to City of Renton environmental policies concerning erosion and sedimentation, and does not unnecessarily burden the applicant. Condition number 10,which requires weekly erosion control inspection and reporting by the engineer of record or the inspecting geotechnical consultant also is needless and burdensome on the applicant when specific site conditions are taken into account. At issue in both cases is the fact that this site is located on a thick layer of sand. With infiltration characteristics sufficient to assure that before, during and after construction, rain falling on the site will percolate into the deep sand and not pose a threat of adverse surface runoff which might otherwise erode soils and deposit sediment offsite. There are two items that are part of Exhibit No. 2,the Land Use file on this project that he specifically took note of and made sure are explicitly entered into the record. The first is the geotechnical engineer report for the DeBar site prepared for Specialized Homes by Cornerstone Geotechnical dated April 5,2001. The second item in not in the public record, it is a memorandum dated July 3,2001 from Rick Powell of Cornerstone Geotechnical to Bob Nehman of Specialized Homes. It was entered into the record as Exhibit No. 3. Rick Powell, 17625 130th Avenue NE, Suite C102, Woodinville,WA 98072 asked that geologist Don Tubbs give a brief summary of the geologic conditions before actually getting to the recommendations he is recommending. Donald Tubbs,Tubbs Geosciences, 7505 West Lake Sammamish Parkway NE,Redmond, WA 98052 reported that he served as the principal geologist on this project and as a subconsultant to Cornerstone Geotechnical. He stated that he reviewed the site both prior to exploration,during subsurface explorations and during the infiltration test. In summary,the site is located on a relatively flat area in northeastern Renton where during the last glaciations as the ice retreated a thick section of fine to medium sands was deposited between the slope to the east and the ice sheet that resided in Lake Washington. This section of sands is typically 20 to 40 feet thick in the vicinity of the site and consists of very clean sands that infiltrate water rapidly. They tested the nature of the soils within the site and are not concerned about significant surface water runoff exiting the site because the soils are permeable enough that water will not run off nor does it run off from the site under existing conditions. Mr.Wilson, asked what the terrain is like north of the proposed site. Debar Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA01-058,ECF,PP,AAD and LUA01-058,ECF,PP f"j//C/1n August 20,2001 LiF/ A Page 3 In response to Mr. Wilson's question,Mr.Tubbs replied that immediately north of the proposed site is the steep slope that descends into May Creek. They did observe the same type of soils in the slope just north of the site that they observed in the site area. The Examiner stated that as he understands it the impermeable or less permeable membrane or barrier apparently slopes to the south so therefore as the water hits it, it goes away from the creek as opposed to coming off the various steep slopes into the creek. Mr. Tubbs replied that it does tend to soak towards the west but not directly towards the slope and it is also discontinuous. There are places where the water moves along the tilt interface and goes directly down into deeper deposits rather than sitting on top of the tilt and being deflected towards the valley. Mr. Wilson asked if in general if erosion begins to occur,do these steep slopes tend to worsen the conditions of an erosion problem. He also asked if he is familiar with May Creek and its potential damage to the salmon runs in the area. He further inquired if as part of this construction project will there be a lot of heavy equipment, hauling trucks, gravelling, do these trucks tend to pack the soil and would this tend to change the drainage characteristics of the soil. Mr. Tubbs stated yes but there should be no disturbance of the steep slope as part of the project itself. That is one of the reasons for the setback which was carefully designed to avoid those steeps slopes. As far as the creek he replied that all of the creeks with undergoing development are concerned about salmon these days. He responded yes the heavy equipment would pack the soil and change the drainage characteristics of the soil,but there are ways to predict because it is known how these soils normally respond. There will be some compaction and local runoff within compacted areas which is incorporated into the erosion and sedimentation control plan. Mr. Wilson stated that the only predictable about Seattle weather is its unpredictability and there really is no way that his report could have encompassed every possible scenario of weather. Mr. Tubbs replied that Seattle weather is not entirely unpredictable and actually most people that live in the Seattle area know that landslides and problems occur when it rains a lot. He feels that his report did cover everything that could happen. It did look at extreme weather and precipitation events. Mr.Powell stated that basically the site is underlain by a large deposit of sand,which they actually ran an infiltration test in. The sand deposit is thick,there is not a high ground water table,they did not find ground water seeping from the slopes. Even during the infiltration test,which they added some 7,000 gallons of water, the water seeps very rapidly,which is one good example and one reason they are recommending that construction during the winter is acceptable because rainfall events are going to be 3 to 4 inches per hour there will be infiltration capacity up to 180 inches per hour. Based on their observation of the site and also the surrounding areas there is no surface drains,all the water in this area infiltrates. As soon as you strip off the topsoil,which are usually the lower permeable part, it will actually infiltrate faster. Mr. Buck stated that just for a point of clarification the 3 to 4 inches for hour precipitation that is typical in this area is during a 100 year storm event. Mr. Powell replied that yes that is his understanding. He added that just so it is clear what he saw when they conducted this infiltration test,when they dug the 12 foot hole and when the fire hose was filling up this three foot diameter hole, the water was gone in 50 minutes. The biggest part of the study was what are the slopes Debar Preliminary Plat s� Appeal and Preliminary Plat Hearings - Cad File Nos.: LUA01-058,ECF,PP,AAD and LUAOI-058,ECF,PP August 20, 2001 �� Page 4 doing and how is this effecting the slopes. They evaluated that through the whole test. They are very confident that the water is going down deeper and it is not going to the slopes. Mr. Buck asked for clarification from Mr. Powell, he mentioned something about the infiltration test involving something on the order of 600 or 700 gallons of water. The report dated April 5,2001,on page nine the report indicates that approximately 7,500 gallons of water was retained from the fire hydrant for use in the test. This is the same test where he was observing absolutely no water coming into any other test borings on the site and also observed the slope to the north and saw no indication at all of any seepage of this 7,500 gallons of water being injected into the site. Mr.Powell replied that yes that was correct. Mr. Wilson asked Mr. Powell if these 100 storms have occurred more than one in a year. Mr.Powell replied that he does not have that understanding or data. The reason you have design standards is to estimate what the best probability is for a storm and that is why 3 to 4 inches is used for a 100-year storm. If you take a 100-year storm with 3 to 4 inches, and double it,which would be very uncommon and not very realistic, it is still far below what the permeability of the soil is. Mr.Powell stated that he cannot predict rainfall, all he has to go on is a basis of what rain has done in the past. As a geotechnical consultant he does not estimate what the 100-year event is. Three to four inches is a lot of rainfall in one day,even if you double it, it would not be a problem on this site Mr. Wilson asked if the erosion predictions are incorrect are they aware of what silt will do to the salmon stream below. Mr. Powell replied yes he is aware of what silt will do. However, since they did not encounter much silt on the site he does not see how that is relevant. Mr. Buck stated that he would like to wrap up condition number 5. The essential fact in the record is that infiltration tests on this site have demonstrated that the native soils absorb water at a rate that is approximately 60 times the 100 year frequency storm event calculated for the area. Given that, it really does not matter if a 100 year event occurs more than once in a year it is not going to occur 60 times in a small period of time. The infiltration rate on this site is incredibly rapid. What that means is the condition 5 as written by staff,which would prohibit any construction, activity on the site during the winter months is based on a categorical assumption that winter months involve heavier rainfall and that given the native soils that are typical of the area, rainfall offers an erosion hazard. By prohibiting construction one can then respond to that categorical characteristic of soils typical of the area. However,this is an unusual site that categorically is not subject to erosion as would be typical of most sites in the area. Therefore,the application of this condition as written is categorically not justified. The possibility of odd things occurring during construction cannot be ruled out. They are proposing a modified measure number 5 as follows: The applicant shall suspend site disturbance including clearing, grading,utility and roadwork activities during rainfall at the discretion of the City of Renton's public works inspector or the geotechnical engineering firm inspecting site grading. The applicant shall maintain a 15 foot undisturbed native vegetation buffer from the top of slope during construction. With this condition both the City's inspector and the consulting geotecnical engineer inspecting site grading has the ability to suspend all site work when rainfalls should it become apparent that there is a potential problem developing. They believe that this condition which does not categorically eliminate the potential to construct on the site during the winter,which is a period of time when it is easier to work with these sands and obtain proper compaction if they are a bit wet. It is during the dry time of the year when additional water would need to be added to the sands in order to obtain compaction. It allows that construction to proceed but still adequately Debar Preliminary Plat �/1/� Appeal and Preliminary Plat Hearings I vj/ Rn v�l� File Nos.: LUAOI-058,ECF,PP,AAD and LUA01-058,ECF,PP A4EC,August 20, 2001 Page 5 protects against the unforeseen and puts that protection in the hands of both the city inspector and the consulting geotechnical engineer. Mr. Buck indicated that they will have an onsite geotechnical consultant inspecting the work and in fact this does relate to condition number 10 where in their modified condition they propose that the consulting geotechnical engineer or the engineer of record be inspecting weekly and preparing reports on the erosion control system during the winter months. The burden of erosion control protection is on the developer. The City under the revised condition number 5 has the authority to stop work during periods of rainfall. Mr. Wilson stated that if they are not worried about erosion at all,why is mitigation measure number five in there at all. The City is concerned with erosion occurring during construction in the winter months, if it does occur it is a gamble because there is an environmentally sensitive area below the site and if it occurs the damage is potentially much worse then it would be at other sites. The City is trying to protect an environmentally sensitive area where salmon are already on the endangered species list. Mr. Powell stated that they do agree that weekly visits by the civil engineer or himself to check erosion control during the winter months are appropriate and should be applied. As far as the summer months they feel that this is excessive considering the amount of time the geotechnical consultant is on-site already, all the mitigation and control measures that have to be in place during that time. After the silt fence is up and a lot of the swales are in and the erosion control measures are in place,they just have to be evaluated to make sure that they are still maintaining and functioning properly.For that reason they do not feel that weekly erosion control measures are needed but they should be evaluated as they are out there doing earthwork activities. Mr. Wilson stated that the last part of the proposed recommended number 10 states that"during the relatively dry months of April through October,reports will not be required except at the discretion of the public works inspector." Should the public works inspector direct the contractor to do weekly reports, how will that be a change from what is already required? In their revised number 10 it says, "weekly reports during the wetter portion of the year(November through March)on the status and condition of the erosion control plan with any recommendations of change." If they are not concerned about erosion why are they willing to do weekly reports. Mr. Buck replied that a weekly report would cost anywhere from a few hundred to few thousand dollars a week. Because the City has expressed a concern about erosion they are attempting to be responsive to that but not in a manner that is needlessly burdensome on the applicant. Mr.Buck stated that their intent has been to demonstrate, describe and document site conditions to argue against imposition of these two conditions under SEPA given the constraints that apply to the imposition of the SEPA conditions on this site. They have offered alternative conditions that they believe are responsive to the same set of concerns but do it in a way that more specifically takes into account the conditions presented by this site and the reasonable interests of the developer. Mr. Wilson asked Ms. Higgins if this is the original DNS. He also inquired as to why the City feels restricting construction in the winter months is a good idea and to the best of her knowledge are any of the construction sites allowed to construct in the winter. Ms. Higgins replied that there were actually four conditions that the applicant asked the Environmental Review Committee to reconsider and the Environmental Review Committee agreed to reconsider and reword two of them the other two are the ones being appealed. As she understands it these conditions are required of all projects and it is based on the conditions throughout the City of Renton in the wintertime and concerns about Debar Preliminary Plat �1 Appeal and Preliminary Plat Hearings "1!/CRn II- File Nos.: LUA01-058,ECF,PP,AAD and LUA01-058,ECF,PP "L i /,iE August 20, 2001 vi Page 6 excessive runoff from construction sites. She stated that she does not know if any sites are allowed to constuct in the winter, her understanding is that this would be an exception. Mr. Wilson asked if there were any greater environmental concerns in this area. Ms. Higgins replied that May Creek is one of the more critical streams in the City. There are other streams that feed into it that are also critical. They feed in upstream of this project. Ms. Higgins indicated that the concern is that the City might not know there is a problem until the Creek is damaged. Typically what happens is the City receives a phone call from a neighbor down stream. During the Tharpe Rezone they heard from neighbors who live on the north side of May Creek. NE 30 Street runs along May Creek,the neighbors reported that there was flooding of May Creek across NE 31 sc Street on occasion. Mr.Buck asked about the flooding of May Creek on the north side. Is May Creek several hundred feet closer to the tow of slope along the north side when compared with its distance to tow of slope in its south side? He asked if she knew where the Creek ran relative to the DeBar site and relative to the Tharpe Rezone parcel. Ms. Higgins replied that she does not know where the tow of slope is on the south side. She stated that she knows where the creek is but she only has the topography for north portion of the DeBar property. In closing,Mr. Buck in closing stated they have made in written form similar arguments to what they are making today that were not made in person nor to the same extent. It is not unusual for a staff to want to preserve their standard conditions because to modify conditions in any case they may feel would jeopardize their ability to apply those conditions to all other cases. He feels it is the responsibility of the Examiner as the appeal body to perhaps more fully consider the physical evidence being presented about the physical condition of this site and to make a reasonable judgment. Is this condition as written by staff that is clearly intended to apply to the generic site in the Pacific Northwest a reasonable imposition on this application. They believe that it is not. They believe that the environmental purpose of this is that the City is attempting to serve with these conditions, need not be as great an imposition on the applicant as is currently written. It can be rewritten as they propose both in the cases of condition number 5 and condition number 10 so that it more reasonably takes into consideration these unique or extremely unusual site conditions that do not promote erosion in its natural state or during construction and allows the project to proceed without that burden. In closing, Mr. Wilson stated the City believes allowing exceptions like this is a bad idea. The City then has to go case by case on each site and evaluate that site. However, in some instances staff needs to be able to adopt hard and fast rules that they can apply. Just below this site there is a creek that has salmon, an endangered species. The very purpose this law was written is to protect those fish and that creek. The problem with the applicant's proposals and why they are fundamentally different then the City's is because the City's proposals are proactive. The City is trying to save the creek if something goes wrong. What the applicant wants is a reactive policy, so that once things start going wrong they try to shut it down in time. The question is,are they willing to chance the creek for even a few thousand dollars a week,the City is not. The Examiner called for further testimony regarding this appeal. There was no one else wishing to speak. The appeal hearing closed at 10:31 a.m. APPEAL FINDINGS,CONCLUSION& DECISION FINDINGS: Debar Preliminary Plat Appeal and Preliminary Plat Hearings ��!/� File Nos.: LUA01-058,ECF,PP,AAD and LUA01-058,ECF,PP Rrl August 20,2001 /`MEc Page 7 1. The appellant, Michael L. Matheson for Specialized Homes, LLC,filed an appeal of a Determination of Non-Significance-Mitigated(DNS-M)issued for a proposed 14-lot Preliminary Plat. The appellant represents the applicant for the underlying Preliminary Plat. 2. A separate but concurrent hearing occurred on the Preliminary Plat proposed by the applicant-appellant. 3. The City, in the course of and as a result of its SEPA review, issued a Declaration or Determination of Non-Significance for the project. The Declaration of Non-Significance(DNS)was conditioned by the City in what is known as a mitigation process, and became a DNS-M,the "M" alerting readers to the fact that mitigating measures were attached to the project. 4. The appeal was filed in a timely manner. 5. The ERC required that the applicant follow the recommendations found in the "Geotechnical Engineering Report Debar Site." 6. Additionally,the ERC imposed other conditions related to the geotechnical aspects of the subject site. The applicant-appellant(hereinafter,appellant)appealed two of those conditions. (See below) 7. The applicant, Specialized Homes LLC, filed a request for approval of a 14-lot Preliminary Plat together with two tracts. 8. The subject site is located north of NE 28th Street and consists of four adjacent lots located at 2132, 2200, 2216 and 2224 NE 28th Street. The property is located between Edmonds Avenue NE on the east and Aberdeen Avenue NE on the west. 9. May Creek and undeveloped park land is located immediately north of the subject site. 10. The subject site is approximately 2.69 acres or 117,085 square feet in area. The parcel is somewhat trapezoidal in shape with its northern property line slightly curvy,defined by the slope down to May Creek. The parcel is approximately 400 feet wide(east to west)and varies from approximately 350 to over 400 feet deep. 11. The northern margin of the site has slopes in excess of 40 percent(40%)and in some locations slopes may exceed 85%. These are regulated slopes under City Code. An engineering report suggested methods for working outside of the slopes and advised of setback distances to protect to preserve those steeper slopes. These methods entailed preserving both the terrain and vegetation to prevent erosion or slides. 12. The topography of the remainder of the parcel is gentle in comparison with very steep northern slopes. An old railroad bed is located down slope toward May Creek. It creates a terrace or terrain break in the steep slopes. 13. The applicant proposes dividing the subject site into 14 lots for the development of detached single-family uses. 14. The applicant appealed two of the conditions imposed by the ERC. The appellant seeks to have the conditions removed or modified. 15. The appellant's letter of appeal raised issues regarding Conditions Numbers 5 and 10. Debar Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA01-058,ECF,PP,AAD and LUA01-058,ECF,PP MICRO August 20, 2001 Page 8 eFIL M c 16. Condition Number 5 which was appealed states: "The applicant shall limit site disturbance including clearing, grading, utility, and roadwork activities to occur during the relatively dry months of April throught October." 17. The appellant suggested instead an alternative condition,which states the revised mitigation: "The applicant shall suspend site disturbance including clearing, grading, utility, and roadwork activities during rainfall at the discretion of the City of Renton public works inspector or the geotechnical engineering firm inspecting site grading. The applicant shall maintain a 15-foot undisturbed vegetation buffer from the top of slope during construction." 18. The second condition appealed was Condition Number 10,which states: "Weekly reports on the status and condition of the erosion control plan with any recommendation of change or revision to maintenance schedules or installation shall be submitted by the project Engineer of record to the public works inspector for the construction of the civil improvements of the plat. Certification of the installation, maintenance and proper removal of the erosion control facilities shall be required prior to recording of the plat." 19. The appellant suggested instead an alternative condition,which states: "Weekly reports during the wetter portion of the year(November through March)on the status and condition of the erosion control plan with any recommendation of change or revision to maintenance schedules or installation shall be submitted by the project Engineer of record(or by the geotechnical engineering firm inspecting site grading)to the public works inspector for the construction of the civil improvements of the plat." 20. The appellant indicated the basis for requesting the change in the ERC's original conditions was that the site's underlying geology is unique in this area. The site is underlain by highly permeable soils and the impermeable barrier located deep under the site actually slopes away from May Creek or,at least,the steep slopes above May Creek that the City proposes to protect by these ERC's original conditions. They also noted that the barrier is not continuous and that water can drain through breaks in the impermeable layer into additional well-draining soils. 21. In the appeal letter the appellant noted "the subsurface soils conditions for this site consist of a thick deposit of highly permeable sand." They also noted that the depth of the sand varied from 16 to 39 feet, which is "unusual." 22. In order to verify these conditions,the appellant performed what are termed large-scale infiltration tests. They released large amounts of water into test pits. "A 12.5-foot column of water infiltrated in approximately 50 minutes,which correlates to 3 inches per minute or 180 inches per hour." (Bold in original) 23. They also noted "Since a 100-year frequency storm for Renton is 3.4 inches per hour, ( .bold in original)the stormwater will infiltrate and not runoff the site via surface flow." 24. The appellant maintains that the subsurface conditions, including "highly permeable sandy soils" were Debar Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA01-058,ECF,PP,AAD and LUA01-058,ECF,PP J w August 20,2001 !L `�/) MEr)Page 9 demonstrated to result in no surface water runoff. They claim erosion control is a minor concern. They, therefore, believe weekly reporting for such a site during the dry months is excessive. 25. The City noted that May Creek is a salmon-bearing creek and that salmon are an endangered species. They added that the slopes above the creek are very steep and could erode or slide. The City argued that storm events are unpredictable. They also argued that problems with erosion and slides are generally reported after they occur and the damage would have been done. The argued that both conditions are necessary to preserve and protect the integrity of the creek. In addition,the City noted that they do not have personnel to monitor geotechnically difficult sites during the wetter months of the year. CONCLUSIONS 1. The decision of the governmental agency acting as the responsible official is entitled to substantial weight. Therefore,the determination of the Environmental Review Committee(ERC),the City's responsible official, is entitled to be maintained unless the appellant clearly demonstrates that the determination was in error. 2. The Determination of Non-Significance in this case is entitled to substantial weight and will not be reversed or modified unless it can be found that the decision is "clearly erroneous." (Hayden v. Port Townsend, 93 Wn 2nd 870, 880; 1980). The court in citing Norway Hill Preservation and Protection Association v. King County Council, 87 Wn 2d 267,274; 1976, stated: "A finding is'clearly erroneous' when although there is evidence to support it,the reviewing court on the entire evidence is left with the definite and firm conviction that a mistake has been committed." Therefore,the determination of the ERC will not be modified or reversed if it can meet the above test. For reasons enumerated below,the decision of the ERC is affirmed. 3. The clearly erroneous test has generally been applied when an action results in a DNS since the test is less demanding on the appellant. The reason is that SEPA requires a thorough examination of the environmental consequences of an action. The courts have,therefore, made it easier to reverse a DNS. A second test,the "arbitrary and capricious" test is generally applied when a determination of significance (DS) is issued. In this second test an appellant would have to show that the decision clearly flies in the face of reason since a DS is more protective of the environment since it results in the preparation of a full disclosure document, an Environmental Impact Statement. 4. An action is determined to have a significant adverse impact on the quality of the environment if more than a moderate impact on the quality of the environment is a reasonable probability. (Norway, at 278). Since the Court spoke in Norway, WAC 197-11-794 has been adopted; it defines "significant" as follows: Significant. (1) "Significant" as used in SEPA means a reasonable likelihood of more than a moderate adverse impact on environmental quality. (2) Significance involves context and intensity ...Intensity depends on the magnitude and duration of an impact.... The severity of the impact should be weighed along with the likelihood of its occurrence. An impact may be significant if its chance of occurrence is not great,but the resulting environmental impact would be severe if it occurred. 5. Also redefined since the Norway decision was the term "probable." Debar Preliminary Plat Appeal and Preliminary Plat Hearings /j/� File Nos.: LUA01-058,ECF,PP,AAD and LUA01-058,ECF,PP '1! ROPi August 20,2001 /14EC Page 10 Probable. "Probable" means likely or reasonably likely to occur, ... Probable is used to distinguish likely impacts from those that merely have a possibility of occurring,but are remote or speculative. (WAC 197-11-782). 6. This office like the City will choose to err on the side of caution. It would appear that one of the primary reasons for imposing the "dry season" limitation is that the City itself is not prepared to monitor and inspect difficult or suspected difficult sites during the wet time of year. Given that factual basis it is hard to impose on the City the alternative conditions suggested by the appellant. 7. This office is concerned though that the City by imposing a condition limiting work seasons makes it appear that it is related to the site's conditions when it appears that it is a more universally applied condition. The City applies the condition to any potentially geotechnically challenged site. As was suggested at the hearing, if that is actually the case,the City should probably consider adopting uniform written regulations to that effect. 8. But in addition to the limitations discussed above;the appellant has not proposed any obvious condition that would ward off a sudden incident where the site is exposed to erosional forces, say during a holiday, weekend or night. Their proposed conditions do not provide any method of quickly salvaging the site if an unexpected storm water event were to occur that violates their projections of the site's drainage capacity, direction or conditions. The appellant's proposals could not be implemented in a timely fashion under emergency conditions. Unless the site were monitored on a 24-hour basis during what are normally the wet seasons,unforeseen storms could create untold impacts on the creek environment. 9. The reporting requirements imposed by the City do not seem unreasonably burdensome given the nature of the site and the conditions suggested by the Geotechnical Report provided with the application. 10. The reviewing body should not substitute its judgment for that of the original body with expertise in the matter,unless the reviewing body has the firm conviction that a mistake has been made. A firm conviction that a mistake was made is not the same as finding that the conditions imposed by the City were possibly debatable. It seems that the conditions may be debatable given the nature of the subject site's underlying geology. But given the nature of the subject site's environment,May Creek situated below slopes in excess of 85%, the conditions imposed were not clearly erroneous. There is no doubt that they are not imposed unreasonably to amount of arbitrary or capricious behavior. 11. Finally,were this office to reverse the decision and the imposition of the conditions,this office would, in this case,be forced to remand the matter back to the ERC since the suggested replacement conditions do not seem to be effective enough to be accepted by this office as substitutes for those imposed by the ERC. DECISION The appeal is denied and the decision of the ERC is affirmed. MINUTES: PRELIMINARY PLAT The following minutes are a summary of the July 24, 2001 preliminary plat hearing. The legal record is recorded on tape. Debar Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA01-058,ECF,PP,AAD and LUA01-058,ECF,PP " � �A August 20, 2001 ! Q�// Page 11 ,vl E� The hearing opened on Tuesday, July 24,2001 at 10:44 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. The following exhibits were entered into the record for the preliminary plat hearing: Exhibit No. 1: Yellow land use file,LUA00- Exhibit No.2: Neighborhood Detail Map 053,PP,ECF, containing the original application,proof of posting,proof of publication an other documentation pertinent to this request Exhibit No.3: Sheet 1 of 2; Preliminary Plat Exhibit No.4: Sheet 2 of 2; Preliminary Grading and Utility Plan Exhibit No. 5: Sheet 1 of 3; Topographic Survey Exhibit No. 6: Sheet 2 of 3; Topographic Survey Exhibit No.7: Sheet 3 of 3;Topographic Survey Exhibit No. 8: Sheet 1 of 1;Developed Conditions Exhibit No. 9: Figure 1; Effective Setback Detail Exhibit No. 10: Zoning Map Exhibit No. 11: Appeal File Exhibit No. 12: Aerial Photograph of the Vicinity Exhibit No. 13: Fire Department Letter Elizabeth Higgins, Senior Planner,Development Services, 1055 S Grady Way,Renton, WA 98055 presented the staff report. Specialized Homes LLC has proposed subdivision of approximately 2.69 acres into 14 lots for single-family residential development. There are four property owners including Specialized Homes. There are several parcels involved and a simultaneous lot line adjustment for the project. The property is located in northeast Renton. It is south of May Creek in the Kennydale neighborhood. The original lots run north south and are generally rectangular across the property. The lot line adjustment will be consolidating two lots and moving a lot line into a position to create two separate lots so there will be a total of three lots after the lot line adjustment has been approved. The two lots on the southeast corner are not a part of the plat. That lot line adjustment had received approval from the property services department then a revised lot adjustment was submitted. At the present time it has not been processed as approved. Lot 1,which is the proposed preliminary plat would consist of 117,085 square feet of land. No further subdivision of lots 2 and 3 are proposed at this time,the existing houses will remain. The 14 lots would be subdivided from Lot 1 of the lot line adjustment. There would also be tract A,which is a drainage and open space tract,and tract B on the east property boundary,which would be open space tract. The proposed project is on NE 28th Street in the Kennydale neighborhood. NE 28th Street runs east to west and the nearest intersection is Aberdeen Avenue NE. The north portion of the property has slopes in excess of 85 percent approximately. That area is regulated by the City of Renton Critical Areas Ordinance and the portion that is on the property would be deducted from the gross site area for purposes of density calculation. The steep slope area would be deducted from the gross site area,as would the new public street and cul-de-sac. The proposed density is 7.3 dwelling units per acre. The site is in the R-8 zone and is surrounded by R-8. To the north is the Resource Conservation(RC)Zone. Resource Conservation also allows residential development but at a much lower density. The lots would range in size from 4,593 to 8,575 with the average lot size being 6,240 square feet. The access to the development would be from a new public street off of NE 28th Street,terminating in a cul-de- sac. The applicant requested a modification of standards to allow development of a subdivision on a street more then 700 feet long that is a dead end. There was consideration by the Fire Prevention Bureau and the engineering department and it was decided that the applicant should be allowed to have a project with only one Debar Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA01-058,ECF,PP,AAD and LUA01-058,ECF,PP August 20,2001 Alpe Page 12n Pfi entry and a road that dead ends and is more then 700 feet long because the only practical way of ifiilt it not be a dead end it would have to connect with another north-south running streets and the slopes are too steep in this area to make it possible. In lieu of having a separate entrance there were special requirements put on the project that require upgrading of the waterline to a larger size and increasing the width of the existing roads so that the area can be better served by emergency vehicles. The homes will be sprinkled. The Environmental Review Committee met and discussed this project,made a determination of non-significance with mitigation. The applicant requested reconsideration of four conditions;the environmental review committee upheld two and those two were appealed. The first condition is important it is the geotechnical report and staff primarily wanted to make sure that the geotechnical recommendations were followed regarding the location of the proposed buildings to the slope. Condition 2,which clarifies what the report, recommended states a foundation setback line shall be established 35 feet back from the face of native slope soils. This foundation setback line shall be recorded on the final plat. In addition,condition 3 states that buildings shall be no closer than 25 feet from the top of the slope and that this building setback requirement shall be recorded on the final plat. Condition 4 is that the standards of the 1998 King County Surface Water Design Manual be required. This is required in areas of the City where there have been concerns about stormwater. Compliance with the Comprehensive Plan designation is a requirement. It would be consistent with the Comprehensive Plan land use designation of single-family residential objective LU-J. In addition,there are several policies of the Comprehensive Plan that would be met by the proposal. One would be achieving the net development density of between 5 and 8 dwelling units per net acre. Policy LU-35 is to have a minimum lot size of 4,500 square feet. Policy LU-40.2 states that site features such as distinctive stands of trees and natural slopes should be retained. The applicant is proposing to stay well away from the existing slopes and not grade near them and only remove the trees where it is necessary to do site construction. The proposed project would comply with the underlying zoning designation in that it would meet the minimum lot width, depth and size requirements. The lots are listed in the report as to size and shape; they would all have access to the new public street. Staff is requesting that Tract B be incorporated into lots 4 and 5 so that it is not posing a maintenance problem in the future. The various departments that provide public service to new development have reported that they can provide service provided the impact fees are paid by the applicant prior to recording the plat. Those are conditions of the environmental review. The project is in the City of Renton Sewer and Water District. Schools have indicated that they can accommodate new students. There is a public park, Kennydale Lyons Park, which is a few blocks away from the project. Staff recommends approval of the preliminary plat with the following recommended conditions; compliance with the environmental review committee mitigation measures,the applicant revise the site plan to incorporate Tract B into lots 4 and 5, maintaining a utility easement from the end of the cul-de-sac to the east property boundary,the applicant shall either draft and record a homeowners' association or maintenance agreement for Debar Preliminary PlaMICROFiLmED Appeal and Preliminary Plat Hearings File Nos.: LUA01-058,ECF,PP,AAD and LUA01-058,ECF,PP August 20,2001 Page 13 maintenance of all common improvements including private stormwater facilities. An added additional condition is that the lot line adjustment be recorded prior to recording the final plat. Gerald Buck, Triad Associates, 11814 115th Avenue NE, Kirkland, WA 98034, stated that Specialized Homes requests preliminary plat approval for 14 lots on a site of about 1.9 acres. This site was created by a lot boundary adjustment which will reduce the size of two existing lots currently occupied by homes that will remain after the lot line adjustment is approved. These two remaining lots are not a part of this application. Just a note, staff indicated in their presentation that the lot boundary adjustment had been approved but then a revised application had been submitted. That revision moves the line extending east to west 3.5 feet to the south,the purpose of which is to deepen these three lots in the plat. The lots will range in size from just over 4,500 square feet up to just less then 8,500 square feet. They will be serviced by an internal public road cul-de- sac,which connects to NE 28th Street and by way of Aberdeen Avenue to NE 27th Street. Public water and sewer are available to service the site;these utilities will be extended internally to the east property line. Onsite stormwater will be collected and piped to an infiltration vault located in tract a through which all anticipated runoff will be infiltrated into the deep sands underlying the site. The homes north of the internal cul-de-sac will drain to individual splash blocks in order to better distribute that limited source of runoff water into the native sands. That is what is recommended by the geotechnical engineer in their report. Setbacks from the adjacent May Creek ravine have been established through SEPA. There are two administrative modifications regarding roads,which have been granted. One is for a reduced right-of-way width from 50 to 42 feet for the internal roadway. The other is to permit a dead-end street exceeding 700 feet in total length. This approval was originally granted subject to widening the paved width of Aberdeen Avenue to a minimum of 32 feet and NE 28th Street to a minimum of 28 feet. As the available right- of-way west of this site on NE 28th Street is only 30 feet it would be difficult or impossible to properly construct 28 feet of pavement within that 30 foot right-of-way. There is currently from the west property line to Aberdeen Avenue only 30 feet of existing right-of-way available. They are also being asked to widen Aberdeen Avenue from its intersection with NE 27th Street up to its intersection with NE 28th Street to a minimum of 32 feet. Again because of the limitation in right-of-way on NE 27th Street constructing a full 28 feet of pavement is virtually impossible. The traffic impact analysis prepared for the project by the transportation group evaluated the sufficiency for these widened streets to accommodate large trucks and emergency vehicles in their analysis they used widths of 32 feet for Aberdeen Avenue and 26 feet for NE 28th street. Twenty-six feet can be constructed with grading within the 30 foot right-of-way. They found these widths sufficient to allow large vehicle turning movements without obstruction. Therefore,they have requested that the administrative condition be reduced to require 26 feet of pavement on NE 28`h Street. They received a preliminary verbal ok for approval of this request but have not yet received formal written approval. He is asking that the Examiner take note of this pending request. With respect to site grading based on the geotechnical report they anticipate needing to strip between six inches and a foot of soil within the roadway area and the frontage in order to construct. In addition,there will be minor grading occurring to create positive drainage of paved areas towards the infiltration pond vault and to achieve proper street drainage. Mr.Buck stated that he made an error in earlier testimony regarding the lots north of the cul-de-sac draining to splash blocks,that is incorrect,those lots will be graded so that they drain into the street and all roof and footing drainage will go into the infiltration vault. It is the four lots that are south of the internal roadway that would drain to splashblocks in order to further distribute their drainage. He also added that stormwater facilities on the site will meet or exceed the 1998 King County Surface Water Manual design standards. Debar Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA01-058,ECF,PP,AAD and LUA01-058,ECF,PP ��j August 20, 2001 "CROP/ Page 14 ME f`'1 With respect to geotechnical recommendations concerning top of slope, their recommendations are limited to a 25-foot building setback from the top of slope minimum and maintenance of a 15-foot native growth vegetation buffer during construction to help prevent possible erosion. With resolution of the SEPA appeal of conditions 5 and 10 they concur with staffs recommended conditions of preliminary plat approval. Brad Nicholson, 2300 NE 28th Street,Renton, WA 98056 stated that he owns the piece of property east of the subject site and has owned it since 1978. He is apprehensive about a few things. In 1981 he made an application for a short plat himself. A lot of concerns brought up were the same concerns that the City made at the time of his application. One of them being the way the street is layed out. The current proposal has the sidewalks ending before reaching his property. He would like them to be in place up to his property because he is planning on developing his own property. He also stated a concern on the sewer stubs. He is concerned about the sidewalks and sewers not going up to his property. He stated that along his western property line there is a fence about 410 feet of fencing. He installed the fence. The fence will probably be inadequate for what they are proposing. His understanding is that they are planning on building a new fence. Mr.Nicholson added that in the summer months the water will permeate into the soil very quickly and will end up being dusty. As far as the surface water runoff,there will not be any surface water. Kayren Kittrick, Development Serivces Division, 1055 S. Grady Way,Renton, WA 98055, stated that the applicant is complying with City Code in regard to the sidewalks in that only plats and short plats are required to do the frontage improvements to meet City Code. Lot line adjustments are specifically not mentioned as one of those items that can go forward without requiring any of the improvements that would normally be required because they are not adding lots. She added that staff has and is trying to confirm but have found no one that will confirm that 26 feet is appropriate in regard to improvements to NE 28th Street. The Fire Department was involved. The intent was that it was going to be 20 feet of pavement specifically for right-of-way and an additional 8 feet of pavement for parking with no parking signs on the south side of NE 28th Street. There had been discussions of bringing it down to 26 feet of pavement but there had to be an actual design submitted specifically so that staff could review it,but there has been no design submitted for the 26 feet so at this point they are standing on the 28 feet requirement. The sewer is stubbed all the way through and into the cul-de-sac and an easement is provided across what was Tract B. Lawrence Rude,Fire Marshall,City of Renton, 1055 S. Grady Way,Renton,WA 98055 stated that they sent out a letter in January confirming the modification request. The Fire Department felt the only way they could approve this modification was if the street width and other requirements were met. The reason being is that the cul-de-sac exceeds the 700-foot limit,there is not secondary means of access for the Fire Department of which the code calls for. Ms. Kittrick stated that there are requiring 28 feet of pavement so that there can be parking on one side,the other side would be signed no parking. The difficulties of construction are there. They would have to work with the property owners to the west. Debar Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA01-058,ECF,PP,AAD and LUA01-058,ECF,PPOCn August 20, 2001 Qc Page 15 f_IL— Mr.Buck stated that it is their understanding that approval was granted at 28 feet. Neil Watts is who they discussed the 26 feet width with. His understanding now is that staff is not inclined to agree to 26 feet unless they are able to submit design drawing indicating exactly what they are proposing to do. Ms.Higgins clarified the size of the property. She referred to a preliminary plat drawing that has the site data, which says the total site area is 117,085 square feet or 2.69 acres. The number Mr. Buck gave, 1.9 acres, was the net area of the subdivided lot number one less slopes and streets. That was the area used for the density calculation. The Examiner called for further testimony regarding this appeal. There was no one else wishing to speak. The hearing closed at 11:57 a.m. PRELEVIINARY PLAT FINDINGS,CONCLUSIONS &RECOMMENDATION Having reviewed the record in this matter,the Examiner now makes and enters the following: FINDINGS: 1. The applicant, Specialized Homes LLC, filed a request for approval of a 14-lot Preliminary Plat together with two tracts. 2. The yellow file containing the staff report,the State Environmental Policy Act(SEPA)documentation and other pertinent materials was entered into the record as Exhibit#1. 3. The Environmental Review Committee(ERC),the City's responsible official, issued a Declaration of Non- Significance-Mitigated(DNS-M)for the subject proposal. The applicant appealed two of the conditions imposed by the ERC. A separate but concurrent appeal hearing occurred and a separate decision, attached, was issued. That decision upheld the decision of the ERC. 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located north of NE 28th Street and consists of four adjacent lots located at 2132, 2200, 2216 and 2224 NE 28th Street. The property is located between Edmonds Avenue NE on the east and Aberdeen Avenue NE on the west. 6. May Creek and undeveloped park land is located immediately north of the subject site. 7. The subject site is approximately 2.69 acres or 117,085 square feet in area. The parcel is somewhat trapezoidal in shape with its northern property line slightly curvy,defined by the slope down to May Creek. The parcel is approximately 400 feet wide(east to west)and varies from approximately 350 to over 400 feet deep. 8. The northern margin of the site has slopes in excess of 40 percent(40%) and greater. These are regulated slopes under City Code. An engineering report suggested methods for working outside of the slopes and distances to protect to preserve those steeper slopes and preserving both the terrain and vegetation to prevent erosion or slides. 9. The subject site was annexed to the City with the adoption of Ordinances 1828 enacted in May 1960. Debar Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA01-058,ECF,PP,AAD and LUA01-058,ECF,PP August 20,2001 CRPage 16 ��/CmEc 10. The subject site is currently zoned R-8 (Single Family- 8 dwelling units/acre). 11. The map element of the Comprehensive Plan designates the area in which the major portion of the subject site is located as suitable for the development of single-family uses. 12. The applicant has applied for a lot line adjustment to create three(3) lots from the existing four(4)lots. Only Proposed Lot 1 of that proposal is part of this plat and is considered the subject site. Two homes that are located here would not be part of this new plat and would be unaffected by this new plat. Other structures on the subject site would be removed. 13. The northern portion of the subject site slopes downward to May Creek. The slopes in this northern margin of the site exceed 40%and some slope areas may approach 85%. These steeper slopes are regulated slopes. The topography of the remainder of the parcel is gentle by comparison with moderate slopes. An old railroad bed is located down slope and creates a terrace or terrain break in the steep slopes. 14. The applicant proposes dividing the subject site into 14 lots for the development of detached single-family uses. The lots would more or less be aligned on either side of a new public,cul-de-sac road that angles through the site from the southwest to the northeast. The new roadway would form a T-intersection with NE 28th Street. 15. The new road is subject to two modification requests that were administratively approved. The road would be 42 feet wide rather than 50 feet wide and it would exceed the 700-foot length permitted without a secondary point of access. The 42-foot width has become a standard modification. The exception from the secondary access point was approved due to the topographic constraints. The Fire Department approved the modification since there was no practical way of creating a second means of access to this area and parcel. 16. Tract A would be a storm drainage parcel located immediately north of Proposed Lot 1. 17. Tract B would be located at the eastern end of the cul-de-sac. It would be located between Proposed Lot 4 on the south and Lot 5 on the north and abutting neighboring property on its east. It would be a narrow cup-shaped parcel. Staff recommended that this Tract be divided between Proposed Lots 4 and 5 rather than being an odd parcel that has to be maintained by a homeowners group. The easterly neighbor suggested that it be dedicated to him. 18. The neighbor to the east also suggested that the cul-de-sac be extended or opened to provide access to the northern portion of his property. That neighbor's property is a long,narrow lot and access to its northern end will be problematic. 19. Staff and the Fire Department were already concerned about the length of this dead-end cul-de-sac and making it longer was not something they recommended. 20. There was an issue raised about conditions of road width on street leading to the plat. The applicant will have to abide by Fire Department determinations 21. The lots range in size from just under 4,593 square feet to approximately 8,575 square feet. Tract A would be 3,613 square feet. Tract B would be 1,208 square feet. 22. The development would generate approximately seven school age children who would attend the Renton Debar Preliminary Plat /)�� Appeal and Preliminary Plat Hearings II/r A��� File Nos.: LUA01-058,ECF,PP,AAD and LUA01-058,ECF,PP CL'ft• August 20,2001 Page 17 School District. The students would be spread across the grades and be assigned on a space available basis. 23. Utilities will be provided by the City. 24. This office must state that it is disappointed that a lot line adjustment would be approved that allows the various parties to avoid the installation of sidewalk segments along NE 28th Street. This is particularly inappropriate since the City has made installation of sidewalks a priority. The lot line adjustment in this case was not merely to help straighten out property lines but was instrumental in allowing the proposed plat to proceed as submitted. Avoiding installation of sidewalks should not be sanctioned by the ruse of a lot line adjustment. CONCLUSIONS 1. In the main,the proposed plat appears to serve the public use and interest. It will create additional housing choices by creating some new developable lots. It will increase the tax base for the City. It will help avoid urban sprawl. Hopefully, it will sensitively develop lots in a sensitive environment by following the guidelines of its geotechnical report. 2. The development will clearly introduce additional urban noise and traffic to the subject site and area. These things were considered when both the Comprehensive Plan and the Zoning were enacted permitting urban densities on the subject site. 3. The proposed density of 7.3 dwelling units per acre meets the Zoning Code and Comprehensive Plan. It is also compatible with the lot sizes that are becoming popular in this area. The plat provides reasonably rectangular lots. 4. The proposal to create the narrow, "crescent moon"shaped Tract B is inappropriate. It will be hard to maintain by a homeowners' association. As staff suggested, it should be incorporated into the adjoining lots if it is not more appropriately used to facilitate access to the northern reaches of the adjacent eastern parcel as discussed below. 5. Code and the Comprehensive Plan call for the orderly extension of both roads and utility lines through a site to serve adjacent property. The neighboring parcel to east is very constrained. It is possible that access from the end of the proposed cul-de-sac through what was to be Tract B would have made sense? The provision of a connection would not decrease the number of lots from this proposed plat. It merely would create a link through what is clearly an odd remainder at the cul-de-sac's eastern end. The neighboring parcel is long and narrow and any access from NE 28th Street into the parcel would take up precious width. Access to the northern portion of this adjacent parcel could have been or still could be accommodated from the cul-de-sac. The main issue and one this office will not mandate is the length of the cul-de-sac and the safety of extending it any further in length. 6. Staff has already permitted the cul-de-sac to be extended past code specified limitations. It may be possible to extend it just a bit further. But such extension should be totally within the discretion of the Fire Department. It would appear that extending the cul-de-sac to provide access to the adjacent property might make some sense since development of that eastern site will require the extension of a road one way or another that exceeds the normal 700 foot limit for a dead-end roadway. 7. Therefore,this office will only suggest that the Fire Department in its sole discretion consider whether the cul-de-sac can be extended to provide access to the east. If they decide that it can,then it may be extended Debar Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA01-058,ECF,PP,AAD and LUA01-058,ECF,PP 4/C6)August 20,2001 Page 18n :: ��//�� but only if the property to the east agrees to outset costs associated with the construction/of`the" 19 s,h by entering into a latecomers agreement and paying a pro rata share of the cul-de-sac's costs. �'� 8. In conclusion,the proposed preliminary plat should be approved by the City Council subject to the conditions enumerated below. RECOMMENDATION The Preliminary Plat is approved subject to the following conditions: 1. Compliance with ERC Mitigation Measures: The applicant is required to comply with the Mitigation Measures,which are required by the Environmental Review Committee Threshold Determination. 2. The applicant shall revise the site plan to incorporate Tract `B' into lots 4 and 5, maintaining,however, a utility easement from the cul-de-sac to the east property boundary for utilities that are to be stubbed to the adjacent property. 3. The applicant shall either draft a Homeowners' Association or a maintenance agreement for the maintenance of all common improvements, including private stormwater facilities. A draft of the document shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney prior to the recording of the final plat. 4. This office suggests that the Fire Department in its sole discretion consider whether the cul-de-sac can be extended to provide access to the east. If they decide that it can,then a road stub may be extended to the eastern property line but only if the property owner to the east agrees to outset costs associated with the construction of the cul-de-sac by entering into a latecomers agreement and paying a pro rata share of the cul-de-sac's costs. 5. The plat development shall proceed and any agreement to extend or not extend the roadway to the east shall not bar the development of the plat with the exception that if the road is not extended to the east than Proposed Tract B shall be incorporated into the lot areas for Proposed Lots 4 and 5. ORDERED THIS 20th day of August, 2001. 4 -1.4. IL �..t,v FRED J.KA N HEARING EXAMINER TRANSMI 11'ED THIS 20th day of August, 2001 to the parties of record: Elizabeth Higgins Gerald Buck Rick Powell 1055 S Grady Way Triad Associates 17625 130th NE Ste. C102 Renton,WA 98055 11814 115th NE Woodinville, WA 98072 Kirkland,WA 98034 Debar Preliminary Plat Appeal and Preliminary Plat Hearings /��r� File Nos.: LUA01-058,ECF,PP,AAD and LUA01-058,ECF,PP "1/r! August 20, 2001 RCS Pi Page 19 �C Kayren Kittrick Donald Tubbs Brad Nicholson 1055 S Grady Way Tubbs Geotechnical 2300 NE 28th Street Renton, WA 98055 7505 W. Lake Sammamish Pkwy. Renton, WA 98056 Redmond, WA 98052 This report was mailed to other Parties of Record. A complete list of the Parties of Record is available in the Hearing Examiner's office. TRANSMITTED THIS 20th day of August,2001 to the following: Mayor Jesse Tanner Gregg Zimmerman, Plan/Bldg/PW Admin. Members,Renton Planning Commission Neil Watts,Development Services Director Larry Rude,Fire Marshal Lawrence J. Warren,City Attorney Transportation Systems Division Jay Covington, Chief Administrative Officer Utilities System Division Councilperson Kathy Keolker-Wheeler Sue Carlson, Econ. Dev.Administrator Alex Pietsch,Economic Development Director South County Journal Larry Meckling,Building Official Pursuant to Title IV, Chapter 8, Section 100G of the City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m., September 3,2001. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen(14)days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant,and the Examiner may, after review of the record,take further action as he deems proper. An appeal to the City Council is governed by Title IV,Chapter 8, Section 110,which requires that such appeal be filed with the City Clerk,accompanying a filing fee of$75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department,first floor of City Hall. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants,the executed Covenants will be required prior to approval by City Council or final processing of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte(private one-on-one)communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. i /p r E St _t X> E II c 1 • ±Lj Am W _.__. ,:,.. 1 '& 1 '7- ' : 31st t a_ I I�� UNDEVELOPED KING COUNTY___--------, 0,•Me ,,,�, IPARK & RECREATION ;r �. l ! RESIDENTIA %1 . J Aida % lifilm- I.; - 71 3� ... 11:,E. q`) CITY 0 EWCAST E O ,,,,.,,', 7 ❑ ❑ 6 J r i m � I' - D- L CITY OF REN ON tr.- i k. p.........'Zi' O ZtI. 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( -__-.--.-_.. -^-'r— : l -MT /--' ( / / �,, ' _-I., • �' r.,fN O hill • IY •[ •\Y•DRANT ' D ��� , .- �; , 1�� ,/ COLLECTED BASIN IT_ [ / 1G A 12 // I Y / '--- 1�—J i I r= � u -ct . i 1 A�, � �,- n 'rg Alt a• 6•PR -r7vNd 1t I rm Tirl L U r 8 �yy� SS ) PPR 1r4l A �A •��/� � •:-. 6N36•INFl IRA ROIVTVAU'S• 4a -`'- ,��3 7 L L-----1—�.-- pF REARING UMlls TIP JA % J W R?MAN 1 r l ALL EXISTING BUILDINGS / "�� 111 1, -: '' ' Y' J �,TO BE REMOVED /'\ / ,4r{,'� "f„ �. �,.�% • [VIER 8MAIN .b 13 �Y 1 y ,(� k ,' y, 'i- '-------- -- ii.MY�ro ' IO•TEMPORARY GUNS!!!!{{VCODN I "/'7 I Alt �I0,I- ,.%. • '°' {J,`'cwM•[rt ' ; W` -1„ EASEMENT TO BE ACOLIRED Imo—. III; Ij II 'I "' I OYIS�'fr,7-_•...:I �- -``1'II, ��'t-__--- i /,1 i�. tt air 'I I(, i REPLACE EX 2'ivAlER � P,, , Iv •,': `�, 'Fx'xoao, ,' MAIN 161TH 6 WATER MAIN. T h �d.• j III 11 II /' 1 1 CR VAL Nc a _. ' It _ ,>•aJrrP�,°e+i s,r a� ``'I,./ •°I. 1 C RfLYWN£CT ALL X WATER [k o, - x I!1 I ramRS N MAlar IiAr ioit - ;i4,c[� I I 1/ E VC w.IP.w 'A, O I:� E«\ PROVIDE 4i'40• DENTATKWBEGW ROADWAY /*,at '.A I ..1 I 'I7 -I �' 4,E..,�a E'I �`I A, !' 4 . eelP' `\ W C ' Mitt IN PAVEMENT TSA It — � , Q ' ' I lfT IA TREES - '� .""J0' h l • -"'°• - I . I- `1 ;I ; 1 i N AT PROPERTY LINE y a I I I; I raa Y.." x.. 1 xT �i —— Pit ro I1 l ' ✓� i •,.v"e,0�al 1 1 my % [,rcrla•1 ' .1 inucr[]sl o�.` Tann. � r --'av—z. �a ;•���1. .. 4� 1.W(t;LYit11' — _��Lr.'.—1I rc`aA. ..a.w'.\ I Lc* r IA;aeR nor i — n ,�r,:-rc - - - --- _ 114 11 — --y3.; _—I _ ,r,,, : crsaw,tcr.,, +s e . I�1� r - ,for �,'.: rat ovw AIR.. +� /- 1 .t.? °?'r was: w,60 — - i. • • _ of - - _ SCAIL NOOII I'.60• RR:N�A TZ'`_ ___ =...„. ... —a."" +.a•_ —FT f t\ro�1• ���f.. P_�L, -- - P T _ G T C —i—_-: wY _ yrs V\ 12•MIN PRff' \ `44K.lNkK1 ,rAlj n ( . y ,SVNnCw G' d4 C AE Ea.Ie 1 1y rtK(� m 1 r �P i CA fryer VDU ".+, I 404i:I,- -'-I „vP T CA-- Y^j 'f`ik —4t wo. `'a:Tv J \ ( 4 1 P-' ^a SAP R} � 3�c \'^}. iY lY 1'r T I}T PNK . I 1 PROPOSED 6-SAN 5E- 1 I X. CONNECT TO C.X. RELOCATE EX.MAILBO>1 Jj'MIN.PAVE;ROADWAY R A WAY PR N 1 PROPOSED 6'WAiEN MAIN I I I ONNECT 1b X. 6'WATER MAINOSIMASTERS ST,INDAROS WIRED ALO11/G SITE FRONTAGE AT PROPERTY LINEI I WA • MAIN NOTE: LOTS 1-4 A 13-14 SHALL NAME SPLASH BLO S. LOTS 5-12 SHALL BE TIGHT LIN D TO STORM DRAIN 7 • SYSTEM KITH PERFORATED PIPt ! I areas Not MUD MISS von OM/0110 f _ _ I I '°a N'"",I 00-220 _ I T T —1 SUIT�— S Nunn1 1 0r �.__— 02001 TRIAD!ASSOCIATES T Effective Setback Detail (Not to Scale) Cal b 1 l� Structures should be no * ',�'� �: , ,� closer than 25 feet from ;, the top of slope j ��` Al' M� Top of Slope 1. T 0 ... •/ 35-Foot Horizontal °'f% 4-Effective Setback ► 06> O Bottom of Footing `Od, m s X I. ` 7 J7 Building foundations should have sufficient embedment to be a minimum of 35 feet from the face of the native slope soils to achieve the effective setback. The structure may be as close as 25 feet from the Top of Slope with deepened footings such that the edge of footing is at least 35 feet from the face of slope. Cornerstone Phone:425-844-1977 Debar Site Geotechnical, Inc. Fax:425-844-1987 File Number Figure P.O. Box 1750• Woodinville, WA• 98072 1085 1 : CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) RECONSIDERATION APPLICATION NO(S): LUA-01-058,ECF,PP ��Q APPLICANT: Specialized Homes LLC M � 1OFI L Up f.41 PROJECT NAME: _ DeBar Preliminary Plat Li DESCRIPTION OF PROPOSAL: The applicant has proposed subdivision of a 83,899-sf property into 14 lots suitable for single family development.. Property subdivision would be by means of the Preliminary Plat process. The property is within a Residential 8 Zone, which allows up to 8 dwelling units per net acre of land. Access would be from a new public street and an existing street, NE 28 Street. The applicant has requested a modification of street standards that allows a reduction in right-of-way width from fifty feet to forty-two feet. An environmental review and State Environmental Policy Act determination of environmental significance by the City of Renton Environmental Review Committee is required. A public meeting (see date below) will be held to discuss the project. LOCATION OF PROPOSAL: 2224 NE 28th Street LEAD AGENCY: City of Renton Department of Planning/Building/Public Works Development Planning Section The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Appeals of the environmental determination must be filed in writing on or before 5:00 PM July, 2001. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-430-6510. PUBLICATION DATE: June 22,2001 DATE OF DECISION: June 19, 2001 SIGNATURES: • eiFf‘rrri : �iiiinistr / DK P` /D artfannin /Buildin /Public Works epg g • X-) 7/c0 r/ § epherd, Adminis ator DAT ZCorri.munity Serv' �-� _ lam- /` P Lee h ler, Fire Chief DATE Renton Fire Department EXHIBIT dnsmsign CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) MITIGATION MEASURES 44/CRO APPLICATION NO(S): LUA-01-058,ECF,PP FIVi APPLICANT: Specialized Homes LLC PROJECT NAME: DeBar Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant has proposed subdivision of a 83,899-sf property into 14 lots suitable for single family development.. Property subdivision would be by means of the Preliminary Plat process. The property is within a Residential 8 Zone, which allows up to 8 dwelling units per net acre of land. Access would be from a new public street and an existing street, NE 28 Street. The applicant has requested a modification of street standards that allows a reduction in right-of-way width from fifty feet to forty-two feet. An environmental review and State Environmental Policy Act determination of environmental significance by the City of Renton Environmental Review Committee is required. A public meeting (see date below)will be held to discuss the project. LOCATION OF PROPOSAL: 2224 NE 28th Street MITIGATION MEASURES: 1. The recommendations included in the report, "Geotechnical Engineering Report Debar Site," by Cornerstone Geotechnical, Inc., dated April 5, 2001, shall be followed by the developer during project design, construction, and following construction. 2. A"foundation setback line" shall be established thirty-five feet (35') back from the face of native slope soils. This setback shall be defined as the horizontal distance measured from the outside edge of the building footing facing the slope to the face of native soils, as identified by the geotechnical engineer of record. This foundation setback line shall be recorded on the final plat. 3. Buildings shall be no closer than 25 feet from the top of slope. This building setback requirement shall be recorded on the final plat. 4. The proposed project shall be required to be designed to the standards of the 1998 King County Surface Water Design Manual. 5. The applicant shall limit site disturbance including clearing, grading, utility, and roadwork activities to occur during the relatively dry months of April through October. 6. The applicant shall install a silt fence along the downslope perimeter of the area that is to be disturbed. The silt fence shall be in place before clearing and grading is initiated, and shall be constructed in conformance with the specifications presented in the 1998 King County Surface Water Design Manual (KCSWDM). This will be required during the construction of both off-site and on-site improvements was well as building construction. 7. Shallow drainage swales shall be constructed to intercept surface water flow and route the flow away from the construction area to a stabilized discharge point. 8. Vegetation growth shall be established in the ditch by seeding or placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from erosion and to reduce flow rates. The design and construction of drainage swales shall conform to the specifications presented the 1998 KCSWDM. Temporary pipe systems can also be used to convey stormwater across the site. This will be required during the construction of both off-site and on-site improvements as well as building construction. DeBar Preliminary Plat 44/CRQ LUA-01-058,ECF,PP FILA/ ED Mitigation Measures (continued) '1/' Page 2 of 2 9. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site during the construction of both off-site and on-site improvements as well as building construction. 10. Weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation shall be submitted by the project Engineer of record to the public works inspector for the construction of the civil improvements of the plat. Certification of the installation, maintenance and proper removal of the erosion control facilities shall be required prior to recording of the plat. 11. Rocked construction access roads shall be extended into the site to reduce the amount of soil carried off the property by trucks and equipment. 12. Following rough grading, bare areas that will not be immediately covered with impervious surfaces shall be mulched. 13. The applicant shall pay the applicable Transportation Mitigation Fee at the rate of$75.00 for each new average weekday trip attributable to the project. The number of lots is 12 and the estimated number of trips per day, per single family lot, is 9.57. The Transportation Mitigation Fee is due prior to the recording of the plat. 14. The applicant shall pay the appropriate Fire Mitigation Fee at a rate of $488.00 per each new single family residential lot created by the proposed plat. The fee is due prior to the recording of the plat. 15. The applicant shall pay the appropriate Parks Mitigation Fee at the rate of $530.76 per each new single family residential lot. The fee is due prior to the recording of the plat. MITMEASURES.doc CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) ADVISORY NOTES MICROFILMED APPLICATION NO(S): LUA-01-058,ECF,PP APPLICANT: Specialized Homes LLC PROJECT NAME: DeBar Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant has proposed subdivision of a 83,899-sf property into 14 lots suitable for single family development.. Property subdivision would be by means of the Preliminary Plat process. The property is within a Residential 8 Zone, which allows up to 8 ci_welling units per net acre of land. Access would be from a new public street and an existing street, NE 28 Street. The applicant has requested a modification of street standards that allows a reduction in right-of-way width from fifty feet to forty-two feet. An environmental review and State Environmental Policy Act determination of environmental significance by the City of Renton Environmental Review Committee is required. A public meeting (see date below)will be held to discuss the project. LOCATION OF PROPOSAL: 2224 NE 28th Street Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. Plan Review—Sanitary Sewer 1. This project is located in the Aquifer Protection Zone 2. 2. There is an existing 8"sanitary sewer main in NE 28th St(to the west). 3. A sanitary sewer main extension will be required for this project. The applicant may choose to extend this new (8") sanitary sewer main from NE 28th St, south on Aberdeen Ave NE and to the east in NE 28th St across the full frontage of the parcel being developed or the applicant may choose to extend it from NE 27th St (in the general vicinity of 2320 NE 27th St per drawing number S220), secure the necessary easements to install it in private property to the north to NE 28th St and then extend it to the west in NE 28th St across the full frontage of the parcel being developed. 4. The development shall install individual side sewers to serve the new lots. This is not shown on the conceptual utility plan. 5. System Development Charges of$760 per each new lot are required. The Development Charges are collected as part of the construction permit. Plan Review—Water 1. This site is located in the Aquifer Protection Zone 2. 2. This site is located in the 435 Pressure Zone. 3. There is an existing 2" water line in NE 28th St which is not capable of providing the required fireflow protection for the proposed plat. 4. This project shall design and install a 8"watermain extension along with additional fire hydrants. This main needs to be installed in NE 28th St from Aberdeen Ave NE (where it may be designed to connect to the existing 16" watermain), across the full frontage of the parcel of land being developed continuing to the east to tie into the existing 8" that is extended to the north from NE 27th St (drawing number W453). DeBar Preliminary Plat MICROFILMED �"� ���� LUA-01-058,ECF,PP MIC lOFI Advisory Notes (continued) Page 2 of 4 5. The applicant also needs to install a 8" watermain in the new cul-de-sac to serve the new lots with individual domestic water meters along with additional fire hydrants. The conceptual utility plan needs to be modified to show the above requirements. 6. All plats are required by City code to provide a fire hydrant with a minimum fire flow requirement of 1,000 GPM within 300 feet of any proposed single-family structure. This distance is measured along a travel route. If the proposed single-family structures exceed 3,600 square feet, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structure. Additional fire hydrants will be required as a part of this project to meet this criteria. The fire hydrants must meet all current City of Renton standards. 7. All houses in this plat are required to be sprinklered as a condition of the approved modification that allows a dead-end street more than 700 feet in length. Therefore, the project shall design the water meters to be a minimum of one inch service line and meter per house. 8. Water System Development Charges of$1105 per each new lot will be required for this project. The Development Charges are collected as part of the construction permit. Plan Review—Stormwater Drainage 1. There are storm drainage facilities in NE 28th St. 2. A storm drainage report and a drainage control plan were submitted with the formal application, but are not approved at this time. The report proposes that the overflow will be discharged into the sanitary sewer system which is not acceptable. The Storm Water Department has added the following comments after reviewing a response to this requirement in a letter from Triad Associates dated May 15, 2001: "The applicant does not meet the City of Renton Municipal Code requirements for detention and water quality in aquifer protection zones within the City. Since the project is located in the City of Renton Aquifer Protection Zone 2, the City development regulations supercede the 1998 King County Surface Water Design Manual. Under Section 4-6-030E, Subsection 1.2.3 of the City of Renton Development Regulations, proposed project runoff resulting from more than 5000 square feet of impervious area subject to vehicular use or the storage of chemicals, shall be treated prior to discharge from the project site by on-site biofiltration measures as described in Section 4.6.3 in Chapter Four of the 1990 KCSWDM. In addition, per Section 4.6 of the 1990 manual, a liner is required for all water quality facilities where the measured infiltration rates exceed 9 inches per hour. The applicant may size the water quality facility using either the 1990 or 1998 KCSWDM design criteria. The applicant must demonstrate on the plans a vegetative flow path of 50 feet or more as measured from the downspout to the point where the flow path exits each lot with proposed splash blocks. Otherwise, a downspout infiltration trench system will be required and must be shown on the plans." 3. The Surface Water System Development Charges of $525 per each new lot applies to the proposed project. The Development Charges are collected as part of the construction permit. Plan Review—Transportation and Street Improvements 1. This project shall widen the paving section on Aberdeen Ave NE from the existing width to a minimum 32' pavement width from NE 28th St to NE 27th St. This is a requirement of the modification that would allow a dead-end street more than 700 feet in length without a second access. 2. This project shall widen NE 28th Street, from the existing width to a minimum 28' pavement width between Aberdeen Ave NE and the west property line of the proposed project site. Applicant shall provide"No Parking" signage for one side of this section of NE 28th Street. advisorynotes.doc DeBar Preliminary Plat LUA-01-058,ECF,PP MICROFILMED Advisory Notes (continued) Page 3 of 4 3. This project shall widen NE 28th Street, adjacent to the site from the existing width to a minimum 32' pavement width, curb, gutters and 5' sidewalks across the full frontage of the parcel being developed. 4. The cul-de-sac shall have a minimum paved radius of forty five feet (45')with a right-of-way radius of fifty five feet (55')for the turnaround. 5. The new public street shall have a 42 foot wide right-of-way. 6. The new public street shall have 32 feet of pavement (this is not indicated on the plans) with curbs, gutters, and 5'sidewalks. Sidewalks may be in easements. 7. Street lighting is required to be installed on the project side on NE 28th St, on the new street, and in the new cul-de-sac. Street lighting shall be designed to City of Renton street lighting standards and specifications. 8. All new electrical, phone and cable services to the plat must be undergrounded. Construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording of the plat. 9. This project shall be required to dedicate an additional ten feet of right-of-way on NE 28th St along the frontage of the parcel being developed. 10. The conceptual utility plan does not reflect all of the requirements and, therefore, is not approved at this time. 11. The Traffic Mitigation fee of $8,613 is required to be paid prior to the recording of the plat. The method of calculation used was the ITE Trip Generation Manual, 6th Edition. Credit was given for the two existing houses using 9.57 trips per single family house, which equates to 114.84 trips for the project. The number of trips is then multiplied times $75 which results in the above total fee. Plan Review—General 1. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. All plans shall be tied to a minimum of two horizontal and vertical control monuments per the current City of Renton Horizontal and Vertical Control Network. 2. Permit application must include an itemized cost estimate for these improvements. The fee for review and inspection of these improvements is 5% of the first$100,000 of the estimated construction costs; 4% of anything over$100,000 but less than $200,000, and 3% of anything over $200,000. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. Building Department Review 1. Demolition permits will be required. 2. The recommendations of the geotechnical engineering report must be followed. Fire Prevention Department Review 1. A fire hydrant with minimum 1000 GPM fire flow is required within 300 feet of all new single family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structure. 2. The plat as proposed does not meet City street standards in that a dead-end street longer than 700 feet has been proposed. A modification of the standards was requested and would be approved based on conditions being met as outlined in "Plan Review—Transportation and Streets" (above). In addition, advisorynotes.doc DeBar Preliminary Plat MICROFILMED LUA-01-058,ECF,PP MICROFILM En Notes (continued) Page 4 of 4 3. Fire Impact Fees are applicable at the rate of$488 per new lot. Credit would be given for two existing houses. This fee ($488 x 12), $5856.00, is payable prior to recording the plat. Park and Recreation Department Review 1. Payment of a Parks Impact Fee will be required. The fee is $530.76 for each new single family lot. Credit would be given for two existing houses. The fee would be ($530.76 x 12) $6,369.12 and would be due prior to recording the final plat. Economic Development Department Review 1. Comprehensive Plan policies encourage pedestrian and vehicular connections between neighborhoods (Objective LU-M, Policy LU-70). These policies would support stubbing the proposed cul-de-sac for connection to future residential development to the east of the site. Development Services Department Review 1. The site is designated Residential Single Family in the Comprehensive Plan. 2. The property is zoned Residential 8 (R-8). 3. Densities allowed in the R-8 Zone are 5.0 dwelling units per net acre (du/a) minimum and 8.0 du/a maximum. 4. Minimum lot size in the R-8 Zone is 4500 sf, with minimum width of 50 for interior lots and 60 for corner lots. The minimum permitted lot depth is 65 feet. Lot dimensions must be shown on the final site plan demonstrating that all lots meet these minimums. 5. Heights of buildings in the R-8 Zone are limited to 2 stories, or 30 feet. 6. Required setbacks in the R-8 Zone are 20 feet for front yards facing streets existing prior to September 1, 1995 (NE 28th Street) and 15 feet for houses and 20 feet for attached garages which access from the front; 20 foot rear yard setbacks, unless increased by mitigating measures; 5 foot side yard setbacks for interior lots and 15 feet sideyard setbacks on the street side for corner lots. All setbacks are minimums. Lots 1 and 14 are corner lots. Setback dimensions should be shown on the construction drawings, but setback lines must be removed prior to recording the final plat. 7. The maximum building coverage in the R-8 Zone is 50 percent for lots under 5,000 sf and 35 percent or 2500 sf for lots larger than 5,000 sf. 8. Protection measures are required for trees located on abutting properties within 20 feet of the property line. 9. Performance Standards for Land Development Permits (RMC 4-4-130K), including "Protection Measures During Construction" (RMC 4-4-130K7) relating to trees, shall be followed by the applicant. The applicant shall adhere to the definition of"tree" a found in RMC 4-11-200, "drip line" as found in RMC 4-11-040, and the measurement of trees as found in RMC 4-11-030. 10. The applicant shall draft and record a maintenance agreement or establish a Homeowners' Association for the maintenance of all common improvements (access and utility easements, rights- of-way, and stormwater facilities). A draft of the document shall be submitted to the City of Renton for review and approval by the City Attorney prior to the recording of the plat. 11. The applicant should note that, in addition to limitations on construction hours, as has been noted by the applicant in the Construction Mitigation proposal, hauling to and/or from site would be limited to 8:30 am to 3:30 pm Monday through Friday (RMC 4-4-030C2). advisorynotes.doc GEOTECHNICAL ENGINEERING STUDY Proposed 12-Lot Plat Northeast 17th Place and Monroe Avenue Northeast Renton, Washington This report presents the findings and recommendations of our geotechnical engineering study for the site of the proposed 12-lot plat to be located in Renton, Washington. We were provided with a combination site plan and topographic map. Touma Engineers and Land Surveyors prepared this plan, which was dated February 22, 2002. Based on this plan and conversations with Mr. Rieker, we understand that the existing undeveloped property will be platted into 12 single-family residence lots. A cul-de-sac road is also proposed, originating from the northern eid of the intersection and extending northward into the site. This proposed cul-de-sac road would be named Monroe Court Northeast. Cuts of up to 5 feet are anticipated for the proposed development. SITE CONDITIONS SURFACE • The Vicinity Map, Plate 1, illustrates the general location of the site. The generally trapezoidal- shaped site is located in the Honey Creek Park area of Renton. The site is located in a generally undeveloped area north of 3316 Northeast 17th Place, and is heavily forested with trees, shrubs, and blackberry bushes. A foundation for a single-family residence occupying Lot 10 was being constructer: at the time of our explorations. The site generally slopes from southwest (elevation 400 feet) to northeast (elevation 350 feet) at a gentle to moderate rate. Single-family residences border the site to the south and east. The areas to the north and west of the site are undeveloped. SUBSURFACE The subsurface conditions were explored by excavating six test pits at the approximate locations shown on tie Site Exploration Plan, Plate 2. Our exploration program was based on the proposed construction, anticipated subsurface conditions and those encountered during exploration, and the scope of work outlined in our proposal. The test piss were excavated on February 26, 2002 with a rubber-tired backhoe. A geotechnical engineer from our staff observed the excavation process, logged the test pits, and obtained representative samples of the soil encountered. "Grab" samples of selected subsurface soil were collected from the backhoe bucket. The Test Pit Logs are attached to this report as Plates 3 through 5. GEOTECH CONSULTANTS, INC. Jeff Rieker JN 02075 March 18, 2002 Page 2 Soil Conditions The test pits generally encountered a layer of topsoil overlying 1 to 4 feet of medium-dense, gravelly, silty sand (locally referred to as weathered glacial till). The native soils became dense to very dense below this. The dense, gravelly, silty sand soils are locally referred to as unweathered glacial till. Fill was found overlying the topsoil in Test Pits 3 and 4 with a thickness of 5 feet and 1 foot, respectively. Test pit depths ranged from 6.5 to 10 feet. The foundation on Lot 10 was being constructed during our site visit. The excavation for the single-family residence encountered unweathered glacial till, which is similar to the native soils found in the test pits. Groundwater Conditions No groundwater seepage was observed in the test pits. The test pits were left open for only a short time period. Therefore, the seepage levels on the logs represent the location of transient water seepage and may not indicate the static groundwater level. It should be noted that groundwater levels vary seasonally with rainfall and other factors. We anticipate that groundwater could be found in more permeable soil layers, pockets • within the till, and between the near-surface weathered soil and the underlying glacial till. The final logs represent our interpretations of the field logs and laboratory tests. The stratification lines on the logs represent the approximate boundaries between soil types at the exploration locations. The actual transition between soil types may be gradual, and subsurface conditions can vary between exploration locations. The logs provide specific subsurface information only at the locations tested. The relative densities and moisture descriptions indicated on the test pit logs are interpretive descriptions based on the conditions observed during excavation. The compaction of backfill was not in the scope of our services. Loose soil will therefore be found in the area of the test pits. If this presents a problem, the backfill will need to be removed and replaced with structural fill during construction. CONCLUSIONS AND RECOMMENDATIONS GENERAL THIS SECTION CONTAINS A SUMMARY OF OUR STUDY AND FINDINGS FOR THE PURPOSES OF A GENERAL OVERVIEW ONLY. MORE SPECIFIC RECOMMENDATIONS AND CONCLUSIONS ARE CONTAINED IN THE REMAINDER OF THIS REPORT. ANY PARTY RELYING ON THIS REPORT SHOULD READ THE ENTIRE DOCUMENT. • The test pits conducted for this study encountered dense glacial till soils from 1 to 8 feet below existing grade. It is our opinion that the proposed single-family residences can be supported on conventional foundations bearing on these dense, native soils. Some overexcavation may be required in order to remove existing fills and reveal competent bearing soils. The deeper fill soils were generally found in the area of Lots 5 and 6 (Test Pit 3). Test Pit 3 encountered approximately 6 feet of loose fill and topsoil. A shallower amount of fill was also encountered in Test Pit 4. GEOTECH CONSULTANTS, INC. Jeff Rieker JN 02075 March 18, 2002 Page 3 The on-site soils are silty and thus are moisture sensitive. Thus, bearing surfaces should be protected with a layer of crushed rock to protect the subgrades during periods of wet weather. The native soils can be re-used as structural fill, provided that they are at or near the optimum moisture content and are placed in dry weather. The silty soils cannot be compacted adequately if they are significantly above the optimum moisture content. If grading is to take place in wet weather, we recommend that all structural fill should be imported. In addition, the on-site soils will not be suitable for infiltration because of their silty nature. Thus, we recommend that dispersion trenches be constructed downslope of the existing development to help remove groundwater from the site. These trenches should be designed in accordance with the King County Surface Water Design Manual. The erosion control measures needed during the site development will depend heavily on the weather conditions that are encountered. While site clearing will expose a large area of bare soil, the erosion potential on the site is relatively low due to the gentle slope of the ground. We anticipate that a silt fence will be needed around the downslope sides of any cleared areas. Rocked construction access roads should be extended into the site to reduce the amount of mud carried off the property by trucks and equipment. Wherever possible, these roads should follow the alignment of planned pavements. Cut slopes and soil stockpiles should be covered with plastic during wet weather. Following rough grading, it may be necessary to mulch or hydroseed bare areas that will not be immediately covered with landscaping or an impervious surface. Geotech Consultants, Inc. should be allowed to review the final development plans to verify that the recommendations presented in this report are adequately addressed in the design. Such a plan review would be additional work beyond the current scope of work for this study, and it may include revisions to our recommendations to accommodate site, development, and geotechnical constraints that become more evident during the review process. We recommend including this report, in its entirety, in the project contract documents. SEISMIC CONSIDERATIONS The site is located within Seismic Zone 3, as illustrated on Figure No. 16-2 of the 1997 Uniform Building Code (UBC). In accordance with Table 16-J of the 1997 UBC, the site soil profile within 100 feet of the ground surface is best represented by Soil Profile Type Sc (Very Dense Soil). The site soils are not susceptible to seismic liquefaction because of their dense nature. CONVENTIONAL FOUNDATIONS The proposed structure can be supported on conventional continuous and spread footings bearing on undisturbed, dense glacial till. We recommend that continuous and individual spread footings have minimum widths of 12 and 16 inches, respectively. Footings should also be bottomed at least 18 inches below the lowest adjacent finish ground surface. The local building codes should be reviewed to determine if different footing widths or embedment depths are required. Footing subgrades must be cleaned of loose or disturbed soil prior to pouring concrete. Depending upon site and equipment constraints, this may require removing the disturbed soil by hand. An allowable bearing pressure of 3,000 pounds per square foot (psf) is appropriate for footings supported on competent, native soil. A one-third increase in this design bearing pressure may be GEOTECH CONSULTANTS, INC. Jeff Rieker JN 02075 March 18, 2002 Page 4 used when considering short-term wind or seismic loads. For the above design criteria, it is anticipated that the total post-construction settlement of footings founded on competent, native soil, will be about one-half inch. Lateral loads due to wind or seismic forces may be resisted by friction between the foundation and the bearing soil, or by passive earth pressure acting on the vertical, embedded portions of the foundation. For the latter condition, the foundation must be either poured directly against relatively level, undisturbed soil or be surrounded by level structural fill. We recommend using the following ultimate values for the foundation's resistance to lateral loading: PARAMETER ULTIMATE VALUE Coefficient of Friction 0.45 Passive Earth Pressure 350 pcf Where:(i)pcf is pounds per cubic foot,and(ii)passive earth pressure is computed using the equivalent fluid density. If the ground in front of a foundation is loose or sloping, the passive earth pressure given above will not be appropriate. We recommend maintaining a safety factor of at least 1.5 for the foundation's resistance to lateral loading, when using the above ultimate values. PERMANENT FOUNDATION AND RETAINING WALLS Retaining walls backfilled on only one side should be designed to resist the lateral earth pressures imposed by the soil they retain. The following recommended parameters are for walls that restrain level backfill: PARAMETER VALUE Active Earth Pressure * 35 pcf Passive Earth Pressure 350 pcf Coefficient of Friction 0.45 Soil Unit Weight 140 pcf Where: (i) pcf is pounds per cubic foot, and (ii) active and passive earth pressures are computed using the equivalent fluid pressures. * For a restrained wall that cannot deflect at least 0.002 times its height,a uniform lateral pressure equal to 10 psf times the height of the wall should be added to the above active equivalent fluid pressure. The values given above are to be used to design permanent foundation and retaining walls only. The values for friction and passive resistance are ultimate values and do not include a safety factor. We recommend a safety factor of at least 1.5 for overturning and sliding, when using the above values to design the walls. Restrained wall soil parameters should be utilized for a distance GEOTECH CONSULTANTS, INC. Jeff Rieker JN 02075 March 18, 2002 Page 5 of 1.5 times the wall height from corners or bends in the walls. This is intended to reduce the amount of cracking that can occur where a wall is restrained by a corner. The design values given above do not include the effects of any hydrostatic pressures behind the walls and assume that no surcharges, such as those caused by slopes, vehicles, or adjacent foundations will be exerted on the walls. If these conditions exist, those pressures should be added to the above lateral soil pressures. Where sloping backfill is desired behind the walls, we will need to be given the wall dimensions and the slope of the backfill in order to provide the appropriate design earth pressures. The surcharge due to traffic loads behind a wall can typically be accounted for by adding a uniform pressure equal to 2 feet multiplied by the above active fluid density. Heavy construction equipment should not be operated behind retaining and foundation walls within a distance equal to the height of a wall, unless the walls are designed for the additional lateral pressures resulting from the equipment. The wall design criteria assume that the backfill will be well compacted in lifts no thicker than 12 inches. The compaction of backfill near the walls should be accomplished with hand-operated equipment to prevent the walls from being overloaded by the higher soil forces that occur during compaction. Retaining Wall Backfill Backfill placed behind retaining or foundation walls should be coarse, free-draining structural fill containing no organics. This backfill should contain no more than 5 percent silt or clay particles and have no gravel greater than 4 inches in diameter. The percentage of particles passing the No. 4 sieve should be between 25 and 70 percent. For increased protection, drainage composites should be placed along cut slope faces, and the walls should be backfilled entirely with free-draining soil. The purpose of these backfill requirements is to ensure that the design criteria for a retaining wall are not exceeded because of a build-up of hydrostatic pressure behind the wall. The top 12 to 18 inches of the backfill should consist of a compacted, relatively impermeable soil or topsoil, or the surface should be paved. The ground surface must also slope away from backfilled walls to reduce the potential for surface water to percolate into the backfill. The section entitled GENERAL EARTHWORK AND STRUCTURAL FILL contains recommendations regarding the placement and compaction of structural fill behind retaining and foundation walls. The above recommendations are not intended to waterproof the below-grade walls. The performance of subsurface drainage systems will degrade over time. Therefore, waterproofing should be provided where moist conditions or some seepage through the walls are not acceptable in the future. This typically includes limiting cold-joints and wall penetrations, and using bentonite panels or membranes on the outside of the walls. Applying a thin coat of asphalt emulsion is not considered waterproofing, but will only help to prevent moisture, generated from water vapor or capillary action, from seeping through the concrete. With any project, adequate ventilation of basement and crawl space areas is important to prevent a build up of water vapor that may be transmitted through concrete walls from the surrounding soil. GEOTECH CONSULTANTS, INC. Jeff Rieker JN 02075 March 18, 2002 Page 6 SLABS-ON-GRADE The building floors may be constructed as slabs-on-grade atop existing native soils, or on structural fill. The subgrade soil must be in a firm, non-yielding condition at the time of slab construction or underslab fill placement. Any soft areas encountered should be excavated and replaced with select, imported structural fill. All slabs-on-grade should be underlain by a capillary break or drainage layer consisting of a minimum 4-inch thickness of coarse, free-draining structural fill with a gradation similar to that discussed in PERMANENT FOUNDATION AND RETAINING WALLS. As noted by the American Concrete Institute (ACI) in Section 3.2.3 of the Guides for Concrete Floor and Slab Structures, proper moisture protection is desirable immediately below any on-grade slab that will be covered by tile, wood, carpet, impermeable floor coverings, or any moisture-sensitive equipment or products. ACI also notes that vapor retarders, such as 6-mil visqueen, are typically used. A vapor retarder is defined as a material with a permeance of less than 0.3 US perms per square foot (psf) per hour, as determined by ASTM E 96. It is possible that concrete admixtures may meet this specification, although the manufacturers of the admixtures should be consulted. However, if no potential for vapor passage through the slab is desired, a vapor barrier should be used. A vapor barrier, as defined by ACI, is a product with a water transmission rate of 0.00 perms per square foot per hour when tested in accordance with ASTM E 96. Reinforced membranes having sealed overlaps can meet this requirement. Additionally, ACI (Section 4.1.5) recommends that a minimum of 4 inches of compactible granular fill, such as crushed rock, should be placed over the vapor retarder or barrier for orotection. Sand is not recommended by ACI for use as the protection layer. We recommend proof-rolling slab areas with a heavy truck or a large piece of construction equipment prior to slab construction. Any soft areas encountered during proof-rolling should be excavated and replaced with select, imported structural fill. EXCAVATIONS AND SLOPES Excavation slopes should not exceed the limits specified in local, state, and national government safety regulations. Temporary cuts to a depth of about 4 feet may be attempted vertically in unsaturated soil, if there are no indications of slope instability. However, vertical cuts should not be made near property boundaries, or existing utilities and structures. Based upon Washington Administrative Code (WAC) 296, Part N, the soil at the subject site would generally be classified as Type A for dense glacial till, or Type B for the near-surface native soils. Therefore, temporary cut slopes greater than 4 feet in height cannot be excavated at an inclination steeper than 0.75:1 or 1:1 (Horizontal:Vertical), respectively, extending continuously between the top and the bottom of a cut. The above-recommended temporary slope inclinations are based on what has been successful at other sites with similar soil conditions. Temporary cuts are those that will remain unsupported for a relatively short duration to allow for the construction of foundations, retaining walls, or utilities. Temporary cut slopes should be protected with plastic sheeting during wet weather. The cut slopes should also be backfilled or retained as soon as possible to reduce the potential for instability. Please note that loose soil can cave suddenly and without warning. Excavation, foundation, and utility contractors should be made especially aware of this potential danger. All permanent cuts into native soil should be inclined no steeper than 2:1 (H:V). Fill slopes should not be constructed with an inclination greater than 2:1 (H:V). To reduce the potential for shallow GEOTECH CONSULTANTS, INC. Jeff Rieker JN 02075 March 18, 2002 Page 7 sloughing, fill must be compacted to the face of these slopes. This can be accomplished by overbuilding the compacted fill and then trimming it back to its final inclination. Adequate compaction of the slope face is important for long-term stability and is necessary to prevent excessive settlement of patios, slabs, foundations, or other improvements that may be placed near the edge of the slope. Water should not be allowed to flow uncontrolled over the top of any temporary or permanent slope. Also, all permanently exposed slopes should be seeded with an appropriate species of vegetation to reduce erosion and improve the stability of the surficial layer of soil. DRAINAGE CONSIDERATIONS We recommend that foundation drains should be installed at the base of all foundation and earth- retaining walls. These drains should be surrounded by at least 6 inches of 1-inch-minus, washed rock and then wrapped in non-woven, geotextile filter fabric (Mirafi 140N, Supac 4NP, or similar material). At its highest point, a perforated pipe invert should be at least 6 inches below the bottom of a slab floor or the level of a crawl space, and it should be sloped for drainage. All roof and surface water drains must be kept separate from the foundation drain system. A typical drain detail is attached to this report as Plate 9. For the best long-term performance, perforated PVC pipe is recommended for all subsurface drains. Drainage inside the building's footprint should also be provided if excavations encounter significant seepage. In general, an outlet drain is recommended for all crawl spaces to prevent a build up of any water that may bypass the footing drains. We can provide recommendations for interior drains, should they become necessary, during excavation and foundation construction. No groundwater was observed during our field work. If seepage is encountered in an excavation, it should be drained from the site by directing it through drainage ditches, perforated pipe, or French drains, or by pumping it from sumps interconnected by shallow connector trenches at the bottom of the excavation. The excavation and site should be graded so that surface water is directed off the site and away from the tops of slopes. Water should not be allowed to stand in any area where foundations, slabs, or pavements are to be constructed. Final site grading in areas adjacent to buildings should slope away at least 2 percent, except where the area is paved. Surface drains should be provided where necessary to prevent ponding of water behind foundation or retaining walls. PAVEMENT AREAS The pavement section may be supported on competent, native soil or on structural fill compacted to a 95 percent density. Because the site soils are silty and moisture sensitive, we recommend that the pavement subgrade must be in a stable, non-yielding condition at the time of paving. Granular structural fill or geotextile fabric may be needed to stabilize soft, wet, or unstable areas. To • evaluate pavement subgrade strength, we recommend that a proof roll be completed with a loaded dump truck immediately before paving. In most instances where unstable subgrade conditions are encountered, an additional 12 inches of granular structural fill will stabilize the subgrade, except for very soft areas where additional fill could be required. The subgrade should be evaluated by Geotech Consultants, Inc., after the site is stripped and cut to grade. Recommendations for the compaction of structural fill beneath pavements are given in the section entitled GENERAL GEOTECH CONSULTANTS, INC. • Jeff Rieker JN 02075 March 18, 2002 Page 8 EARTHWORK AND STRUCTURAL FILL. The performance of site pavements is directly related to the strength and stability of the underlying subgrade. The pavement for the street and cul-de-sac should consist of 3 inches of asphalt concrete (AC) over 4 inches of crushed rock base (CRB) or 3 inches of asphalt-treated base (ATB). We suggest paving the street and cul-de-sac with ATB as soon as the utilities are constructed and delaying final pavement until the subdivision has been completely developed. Water from planter areas and other sources should not be allowed to infiltrate into the pavement subgrade. The pavement section recommendations and guidelines presented in this report are based on our experience in the area and on what has been successful in similar situations. As with any pavements, some maintenance and repair of limited areas can be expected as the pavement ages. To provide for a design without the need for any repair would be uneconomical. GENERAL EARTHWORK AND STRUCTURAL FILL All building and pavement areas should be stripped of surface vegetation, topsoil, organic soil, and other deleterious material. The stripped or removed materials should not be mixed with any materials to be used as structural fill, but they could be used in non-structural areas, such as landscape beds. Structural fill is defined as any fill, including utility backfill, placed under, or close to, a building, behind permanent retaining or foundation walls, or in other areas where the underlying soil needs to support loads. All structural fill should be placed in horizontal lifts with a moisture content at, or near, the optimum moisture content. The optimum moisture content is that moisture content that results in the greatest compacted dry density. The moisture content of fill is very important and must be closely controlled during the filling and compaction process. The allowable thickness of the fill lift will depend on the material type selected, the compaction equipment used, and the number of passes made to compact the lift. The loose lift thickness should not exceed 12 inches. We recommend testing the fill as it is placed. If the fill is not sufficiently compacted, it can be recompacted before another lift is placed. This eliminates the need to remove the fill to achieve the required compaction. The following table presents recommended relative compactions for structural fill: GEOTECH CONSULTANTS, INC. Jeff Rieker JN 02075 March 18, 2002 Page 9 LOCATION OF FILL MINIMUM RELATIVE PLACEMENT COMPACTION Beneath footings, slabs 95% or walkwa s Filled slopes and behind 90% retainin. walls 95% for upper 12 inches of Beneath pavements subgrade; 90% below that level Where: Minimum Relative Compaction is the ratio, expressed in percentages, of the compacted dry density to the maximum dry density, as determined in accordance with ASTM Test Designation D 1557-91 (Modified Proctor). The GENERAL section should be reviewed for considerations related to the reuse of on-site soils. Structural fill that will be placed in wet weather should consist of a coarse, granular soil with a silt or clay content of no more than 5 percent. The percentage of particles passing the No. 200 sieve should be measured from that portion of soil passing the three-quarter-inch sieve. LIMITATIONS The analyses, conclusions, and recommendations contained in this report are based on site conditions as they existed at the time of our exploration and assume that the soil and groundwater conditions encountered in the test pits are representative of subsurface conditions on the site. If the subsurface conditions encountered during construction are significantly different from those observed ii our explorations, we should be advised at once so that we can review these conditions and reconsider our recommendations where necessary. Unanticipated soil conditions are commonly encountered on construction sites and cannot be fully anticipated by merely taking soil samples in test pits. Subsurface conditions can also vary between exploration locations. Such unexpected conditions frequently require making additional expenditures to attain a properly constructed project. It is recommended that the owner consider providing a contingency fund to accommoc ate such potential extra costs and risks. This is a standard recommendation for all projects. This repor: has been prepared for the exclusive use of Jeff Rieker, and his representatives, for specific application to this project and site. Our recommendations and conclusions are based on observed site materials and selective laboratory testing. Our conclusions and recommendations are professional opinions derived in accordance with current standards of practice within the scope of our services and within budget and time constraints. No warranty is expressed or implied. The scope of o.ar services does not include services related to construction safety precautions, and our recommendations are not intended to direct the contractor's methods, techniques, sequences, or procedure:, except as specifically described in our report for consideration in design. GEOTECH CONSULTANTS, INC. Jeff Rieker JN 02075 March 18, 2002 Page 10 • ADDITIONAL SERVICES Geotech Consultants, Inc. should be retained to provide geotechnical consultation, testing, and observation services during construction. This is to confirm that subsurface conditions are consistent with those indicated by our exploration, to evaluate whether earthwork and foundation construction activities comply with the general intent of the recommendations presented in this report, anci to provide suggestions for design changes in the event subsurface conditions differ from those anticipated prior to the start of construction. However, our work would not include the supervision or direction of the actual work of the contractor and its employees or agents. Also, job and site safety, and dimensional measurements, will be the responsibility of the contractor. The scope of our work did not include an environmental assessment, but we can provide this service, if requested. The followiig plates are attached to complete this report: Plate 1 Vicinity Map Plate 2 Site Exploration Plan Plates 3 - 5 Test Pit Logs Plates 6 - 8 Grain Size Analysis Plate 9 Typical Footing Drain GEOTECH CONSULTANTS, INC. • Jeff Rieker JN 02075 March 18, 2002 Page 11 We appreciate the opportunity to be of service on this project. If you have any questions, or if we may be of further service, please do not hesitate to contact us. Respectfully submitted, GEOTECH CONSULTANTS, INC. Gerry D. Bautista, Jr. Geotechnical Engineer w5 oFI wnskM�'� 'Po� 'p 19660 �c � �gs�N A L G`t, EXPIRES 8/ 1 7/O. James R. Finley, P.E. Principal GDB/JRF: esm GEOTECH CONSULTANTS, INC. MD{ .a ..7N "y / ./6r��• sE 1ST"51 ...Sr ST h sf s FG y E` H ' /• wetr,'7 a � SE 7. 1 i �r-,SPx �' J' '/ f L N< o Tgt+� „SE 75TH PL °` S �f ~N/ NE�' : N- _< 11P E f _ J SE. 0. ,. 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W 6" 4r $ NE 6TH Z - 10 H ST \ _ <'Y po NE 8TH SL < ET 7TH CT a }} 900 2100 N L NE gtN ��oo&3 NE 300 7TH STZ -' NE 7TH Y ,,,- SE 1121ST_ ST NE 6T ti P ST ,�` k _ o : ■' -.Pt. ` w _ NE CT it • } g y .` yS. T - NE 7'H �A F 6TH _ ST,- -. 6TH CT _ b 4 �' 0 C •L A VICINITY MAP . ___4411 GEOTECH NE 17th Place and Monroe Avenue NE CONSULTANTS,INC. Renton, Washington 1 Job No: Date: Scale: Plate: 02075 Feb. 2002. Not to Scale 1 N Ise J'� J 37p no \ t, N \ \ _ ,-i 1„, \ \ LOT 4 \ I 1 LdT 5 LO�F s, \ \ 1 I ` 1 \ I \ 0 TP-3 — ` . LOT 3 LOTS \ ' j TP-2 \ \) \\ l 0 i j 0 TP-4 11 LOT2� � `_ � r-- - tBT_$, OTP 6 \ \\ \N N \.� 0 `N , LA?T 10 I: LOT1\ w.� LOT9 � ' .� \ ' z NN 0 TP-5 \" \\ \� I U \ \ a) 0 LOT 12 \ C 1 I Z NE 17th Place a) c a) Q LEGEND: 0 0 APPROXIMATE LOCATIONS OF TEST PITS C 0 2 SITE EXPLORATION PLAN GEOTECH NE 17th Place and Monroe Avenue NE 4.00. CONSULTANTS,INC. Renton, Washington 4,, Job No: Date: Scale: Plate: 02075 Feb. 2002. Not to Scale 2 TEST PIT 1 9cx •GOB (saro Description Elevation 395' Red/brown, gravelly, silty SAND, roots, fine- to medium-grained, moist, loose to • medium-dense (Weathered Glacial Till) SM - becomes gray, dense to very dense (Glacial Till) 5 m=8.6% * Test Pit was terminated at 7 feet on February 26, 2002. * No groundwater seepage was observed during excavation. 10 — * No caving was observed during excavation. 15 — • •ce ail{ TEST PIT 2 ic 9e, G°� ,cab �5G Description Elevation 382' _ Brown to gray, gravelly, silty SAND, fine- to medium-grained, very moist, medium-dense — SM - becomes dense to very dense (Glacial Till) 5 _ * Test Pit was terminated at 7 feet on February 26, 2002. * No groundwater seepage was observed during excavation. 10 -- * No caving was observed during excavation. 15— TEST PIT LOGS GEOTECH NE 17th Place and Monroe Avenue NE CONSULTANTS, INC. Renton, Washington Job No: Date: Logged by: Plate: 02075 I Feb. 2002I GDB 3 is,‘,0\< TEST PIT 3 64w`°ova�\� 5G5 G Description Elevation - 369' Brown, gravelly, silty SAND, roots, fine- to medium-grained, moist, loose (FILL) • FILL r- Old Topsoil - - Red/brown, gravelly, silty SAND, roots, fine- to medium-grained, very moist, SM medium-dense (Weathered Glacial Till) 10 — - becomes gray, dense (Glacial Till) * Test Pit was terminated at 10 feet on February 26, 2002. * No groundwater seepage was observed during excavation. * No caving was observed during excavation. 15� 0 � `ati � TEST PIT 4 ,0e4�� Goy � ro �5G Description Elevation - 366' FILL Gray, gravelly, silty SAND, fine- to medium-grained, moist, loose (FILL) Old Topsoil m= 13.0% Red/brown, gravelly, silty SAND, fine- to medium-grained, very moist, medium-dense (Weathered Glacial Till) 5 _ SM - becomes gray, dense (Glacial Till) m= 7.2% 10 — * Test Pit was terminated at 9.5 feet on February 26, 2002. * No groundwater seepage was observed during excavation. * No caving was observed during excavation. 15— TEST PIT LOGS GEOTECH NE 17th Place and Monroe Avenue NE • CONSULTANTS,INC. Renton, Washington Job No: Date: Logged by: Plate: 02075 I Feb. 2002 GDB 4 • �� oti5 efi � TEST PIT 5 °A G Description Elevation - 386' Red/brown, gravelly, silty SAND, roots, fine- to medium-grained, moist, loose to • medium-dense (Weathered Glacial Till) _ SM • 5 ._ - becomes gray, dense to very dense (Glacial Till) * Test Pit was terminated at 7 feet on February 26, 2002. _ * No groundwater seepage was observed during excavation. 10 — * No caving was observed during excavation. 15 — o � ��\a �45 � TEST PIT 6 9e4G°� Description Elevation 383' " I Brown/gray, gravelly, silty SAND, fine- to medium-grained, moist, medium-dense (Weathered Glacial Till) SM - becomes dense to very dense (Glacial Till) 51111 , 1 , _ Test Pit was termin ated at .6 5 feet on February 26, 2002. * No groundwater seepage was observed during excavation. 10 — * No caving was observed during excavation. 15— TEST PIT LOGS • GEOTECH NE 17th Place and Monroe Avenue NE CONSULTANTS,INC. Renton, Washington Job No: Logged by: Plate: 02075 ' Date: Feb. 2002 GDB 5 Sample Data: - Test Pit: 1 Pan#: 18N Sample: 1 Tare 0 Depth: 7' Wet Weight 466.5 Dry Weight: 429.7 Wash Data: %Moisture. 8.6 Dry Weight(before wash): 429.7 grams Dry Weight(after wash): 309.5 grams Washed Soil Weight: 120.2 grams Soil Retained in pan 0.9 grams Sieve US- Sieve Si- Weight Retained Percent Inches or No mrn. (grams) Percent Retained Passed Each i Total Each i Total Total 1 1/2 F 38.10 ¢ 0.0i 0.0. 0.0, 0.0i 100.0 3/4 : 19.05 l 0.01 0.01 0.0 L 0.01100.0 3/8 ; 9.53 i 78.6; 78.6; 18.4; 18.4; 81.6 L i L i L 4 ; 4.75 ; 18.5; 97.1; 4.3 22.8; 77.2 ,. r y r ti 10 ; 2.00 ; 20.3; 117.4; 4.8; 27.5; 72.5 r r r r r ---.-r-v 40 F 0.43 : 63.61 181.01 14.9: 42.4: 57.6 1.100 i 0.15 1 95.2j 276.21 22.3i 64.71 35.3 200 i 0.08 1 29.4 i 305.6; 6.9 1 71.61 28.4 L i L L J - <200 ; 0.00 I 121.1; 426.7i 28.4; 100.0; - Total` 426.7 993 07 Sieve Opening(mm.) . 100.00 10.00 1.00 0.10 0.01 100 _100-0'1100.0 1 1 81.6-77.2- II I 80 72.5 70 d 60 : 57.6 50 a c ni - 40 35.3 130 a i 28.4 20 10 III I I III - 0 GRAIN SIZE ANALYSIS , 4, GEOTECH NE 17th Place and Monroe Avenue NE CONSULTANTS,INC. Renton, Washington i. Job No: Date: Plate: 02075 Mar. 2002 6 Sample Data: Test Pit: 4 Pan#: 24N • Sample: 1 Tare: 0 Depth: 2' Wef Weight 455.6 Dry Weight: 403.1 Wash Data: %Moisture_ 13.0 Dry Weight(before wash): 403.1 grams Dry Weight(after wash): 327 grams Washed Soil Weight: 76.1 grams Soil Retained in pan 1.4 grams Sieve US- Sieve SI Weight Retained Percent Inches or No. mm. (grams) Percent Retained Passed Each ; Total Each I Total Total 1 1/2 F 38.10 d- 0.0 i 0.0, 0.0: 0.0: 100.0 3/4 [ 19.05 1 0.01 0.01 0.0[ 0.01 100.0 3/8 1 9.53 1 103.91 103.91 25.8 1 25.81 74.2 4.4 ; 4.75 l 39.21 143.11 9.71 35.51 64.5 10 l 2.00 l 32.71 175.81 8.1 l 43.61 56.4 40 1 0.43 Y 59.3F 235.1: 14.7F 58.31 41.7 100 [ 0.15 1 70.6i 305.71 17.5i 75.81 24.2 200 l 0.08 l 20.21 325.9 i 5.01 80.81 19.2 . <200 l 0.00 i 77.51 403.41 19.21 100.01 • Total < 403.4 100.1 -0.14 Sieve Opening(mm.) 100.00 10.00 1.00 0.10 0.01 100 _100.0jj74> 64 0.01 90 a0 .5 60 w n ss.a so a iii i41.7 40 IIIIII 30 gl- IIIIIII 24.2 20 19.2 10 0 GRAIN SIZE ANALYSIS , --,_341 GEOTECH NE 17th Place and Monroe Avenue NE CONSULTANTS,INC. Renton, Washington i -L Job No: Date: Plate: 02075 Mar. 2002 7 Sample Data: Test Pit: 4 Pan#: 23N • Sample: 2 Tare: 0 ' Depth: 9.5 Wet Weight 479.2 Dry Weight: 447 Wash Data: %moisture_ 7.2 Dry Weight(before wash): 447 grams Dry Weight(after wash): 382 grams Washed Soil Weight: 65 grams Soil Retained in pan 0.1 grams Steve US- Steve SI- Weight Retained Percent inches or No. mm. (grams) Percent Retain t Passed Each I Total Each ; Total Total 1 1/2 F 38.10 d- 0.0. 0.0. 0.0 i 0.0: 100.0 3/4 1 19.05 1 47.6 i 47.61 10.71 10.71 89.3 3/8 I 9.53 I 70.01 117.61 15.81 26.51 73.5 L i L i 4 4 ; 4.75 ; 51.2; 168.8; 11.51 38.01 62.0 10 i 2.00 l 32.11 200.91 7.21 45.2; 54.8 r r T r 40 } 0.43 - 76.8: 277.7! 17.3:I 62.5: 37.5 100 [ 0.15 i 80.4: 358.1: 18.1 f 80.6i 19.4 200 l 0.08 i 21.0: 379.1 l I. 4.71 85.31 14.7 L i L i L J <200 i 0.00 i 65.11 444.21 14.7 i 100.0 i Total 444.2 r 99.4 0.6 • Sieve Opening(mm.) " 100.00 10.00 1.00 0.10 0.01 100.0 I 100 - 90 89.3 80 73.51 _� I 7Q m vf 60 in 62.0 1 1 I t a. 54.8 50 c.. 40 37.5 30 a 20 19.4 -14.7 10 l l I- o GRAIN SIZE ANALYSIS . -,.4.41GEOTECH NE 17th Place and Monroe Avenue NE CONSULTANTS, INC. Renton, Washington Job No: Date: Plate: 02075 Mar. 2002 8 r Slope backfill away from foundation. Provide surface drains where necessary. Tightline Roof Drain (Do not connect to footing drain) Backfill (See text for '_ requirements) 11= ry Vapor Retarder Nonwoven Geotextile �` ' or Barrier Filter Fabric Washed Rock SLAB (7/8" min. size) • O O O • 'sue€• p O p p-.a..0•D•.p. %p •Q..OV.p..O:O.p .O•.O D••� o c c o c •o 000•0 ° 000•0 000•0 ° 000.0 ° p00. • ° ° ° ° ° ,��xr z-s` r v° °OOQ 0 ° °DO 0 ° OOQ 0.° °DO 0.° °DO 0 ° op0 0o 1 o ♦ o P E xg o°opt °°o.o eo.o 0 °.° ;,Q °°�a.op� °O o00 O o O'10 :o:o z Y" a a t o e 0'°� o .•o° o o•o°°.o o'°° o . . o'° .o r 00°s O O � ' IIII k 6" min. •°oo ..0 JD..drA _l II— Free-Draining Gravel 4" Perforated Hard PVC Pipe (if appropriate) (Invert at least 6 inches below slab or crawl space. Slope to drain to appropriate outfall. Place holes downward.) NOTES: (1) In crawl spaces, provide an outlet drain to prevent buildup of water that bypasses the perimeter footing drains. (2) Refer to report text for additional drainage and waterproofing considerations. FOOTING DRAIN DETAIL d GEOTECH NE 17th Place and Monroe Avenue NE CONSULTANTS,INC. Renton, Washington Job No: Date: Scale: Plate: 02075 Mar. 2002 Not to Scale 9 13256 Northeast 20th Street,Suite 16 G E O T E C H Bellevue,Washington 98005 - CONSULTANTS, INC_ (425)747-5618 FAX(425)747-8561 March 18, 2002 JN 02075 Jeff Rieker 1075 Bellevue Way Northeast, #1500 MICROFILMED Bellevue, Washington 98004 Subject: Transmittal Letter—Geotechnical Engineering Study Proposed 12-Lot Plat Northeast 17th Place and Monroe Avenue Northeast Renton, Washington Dear Mr. Rieker: We are pleased to present this geotechnical engineering report for the proposed 12-lot plat to be constructed in Renton, Washington. The scope of our work consisted of exploring site surface and subsurface conditions, and then developing this report to provide recommendations for general earthwork and design criteria for foundations, retaining walls, and pavements. This work was authorized by your acceptance of our proposal, P-5719, dated February 22, 2002. • The attached report contains a discussion of the study and our recommendations. Please contact us if there are any questions regarding this report, or for further assistance during the design and construction phases of this project. Respectfully submitted, GEOTECH CONSULTANTS, INC. 144 James R. Finley, P.E. Principal GDB/JRF: esm DEC/dIl jy,.p FRFN ONH/NG APR? ? RECE ? Eo GEOTECH CONSULTANTS, INC. ,. . , , c•--'' - .../. •• • . x, 1_-\ " , . • • / ,/ • . •• • \ \ C • . ',..„' ;.-r,•,•,. :.,,,',.!-'••••:•.•,;•••'•;.', • • •/•-,:. 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